Rockwood Design District Design Guidelines and Standards

Section 7.0500

Rockwood Design DistrictDesign Guidelines and Standards

December 1, 2011City of Gresham

City of Gresham Development Code [7.05] - 1 (11/20)

Rockwood design distRictIntroductIon


7.0501

A. Applicability: This section shall apply to all commercial, mixed-use, multi-family, single-family attached, and industrial development within the Rockwood Design District. Single-family attached dwellings shall also follow the applicable standards in Section 7.0201 Single Family Attached Dwelling Units. This section also applies to the following institutional uses: Civic Uses, Community Services, Medical, Religious Institutions and Schools.

Section 7.0503 does not apply to single-family detached dwellings; duplexes; residential homes; park-and-ride facilities; cemeteries and mausoleums; parks, open space and trails; and uses in the “Other” category, including basic utilities, heliports, wireless communications facilities and temporary uses, and similar uses/structures as determined by the Manager or Design Commission. Section 7.0503 also does not apply to public facilities (as described in Appendix 5: Public Facilities).

Duplexes shall follow the Section 7.0100 Corridor Design District Design Guidelines and Standards.

Headings in this section apply to (except as exempted above):

All Development: All developments except single-family attached dwellings and the industrial uses permitted in the Station Center-Ruby Junction land use district.

Commercial and Institutional: All developments that are commercial or institutional uses, including commercial or institutional uses as components of mixed-use structures. However, Parks, Open Spaces and Trails are not included.

Residential Development:

Multi-Family Residential: Attached dwellings on a single lot, Elderly Housing and Residential Facilities, unless otherwise specified.

Single-Family Attached: Single-family attached dwellings.

Existing Development: Guidelines and standards in Section 7.0503(A) shall apply as determined by the Manager or Design Commission when the standards can reasonably apply to existing development. For example, landscaping guidelines and standards may apply when new landscaping is being added. Guidelines and standards in Section 7.0503(B) apply to buildings that were constructed prior to Dec. 1, 2011, as indicated by the standards under the “Existing Development” heading in those sections. For Sections 7.0503(A) and (B), site and building modifications needed to comply with Section 8.0200 shall comply with applicable guidelines and standards.

Mixed-Use Development: For mixed-use developments, guidelines and standards under the Commercial and Institutional heading apply to those parts of the building designed for those uses, and the guidelines and standards under multi-family and single-family attached headings apply to those parts of the building designed for those uses. The “All Development” standards apply to the entire building.

Standards and Guidelines with no heading apply to all development.

7.0501 Introduction



7.0501

B. Purpose: The City has prioritized high-quality design for new development and for redevelopment throughout the city. It is also recognized that Gresham is comprised of many districts and neighborhoods – each one unique with distinct physical, social, and economic conditions and special assets to build upon to attract quality investment. Therefore, certain districts have their own design standards and guidelines to address design concerns that have cultural, architectural, or even market significance to that area.

As part of the 2011 Council Work Plan, the Rockwood Design Standards and Guidelines augment existing Code regulations which apply to the area. These Design Guidelines and Standards provide Rockwood with the regulations that identify good site and building design thereby facilitating the development of high-quality, attractive, innovative, sustainable and livable developments that foster a true sense of community.

C. Design Review Process: New Rockwood developments, additions and remodels are subject to design review as defined in Section 7.0500 for the determination of consistency with the Criteria, Guidelines and/or Standards contained in this Code. Projects subject to design review are either reviewed by the Design Commission or reviewed by the Manager. Either the Design Commission or the Manager shall make findings and decisions concerning conformance with the Design Standards or Guidelines based on which review process is selected. Refer to Article 11 Procedures for review process details.

D. How to Use this Code: 1. Design Review: Two Track Process

The City has set up two tracks for the Design Review process. Applicants have the choice of complying with either option:a. Discretionary Process. The discretionary process is intended to permit in-

novative and creative development proposals that might not comply with all or some of the Standards in Section 7.0500 to be reviewed and permit-ted if the projects meet the Design Guidelines, Intent Statement and Prin-ciples. The aim is to encourage applicants to propose exciting, innovative designs while still ensuring the City’s design goals and objectives are met. The Design Commission may waive a Guideline or Guidelines to achieve the flexibility necessary to support a particularly creative proposal. Ap-proval requires that the applicant demonstrate to the Design Commission that the waiver from the Guideline(s) would result in a development that better meets the applicable Design Principles and the Intent Statement preceding the Guidelines.

b. Clear and Objective Process. The Clear and Objective Process includes measurable Standards to meet the desired urban form. In the Clear and Objective Process the applicant must meet all relevant Design Standards. Deviation from any of the Standards or referenced Standards in Article 7 will place the application in the Discretionary Process.



7.0501

2. Rockwood Design Guidelines and Standards Layout: The Rockwood design regulations apply to two primary areas, the Rockwood Triangle Area and the Outside Triangle Area, to recognize the unique charac-teristics of the two areas. See Figure 7.0501(B). Rockwood Triangle Area. The Rockwood Triangle Area is defined as the

Triangle Area bounded by Stark Street on the south, Burnside on the north, 181st on the west and 190th on the east. This area is located in the center of Rockwood and is to be the cultural and social hub of Rockwood. The Triangle Area is a true community of residences and smaller scale services in a walkable, pedestrian-oriented environment with integrated open spaces.

Outside Triangle Area. The Outside Triangle Area includes all areas outside the Rockwood Triangle Area but still within the Rockwood Design District.

Within each of those two areas there are two categories of Guidelines and Standards:

a. Site Design: Site Design Guidelines and Standards address the organiza-tion and arrangement of a development’s components. They focus on the location and orientation of buildings, parking, service areas, landscaping and site features such as open space. Good site planning is of critical im-portance to the design of commercial, mixed-use, civic, industrial and res-idential development. Excellent site design can improve the aesthetics of a community, minimize a project’s impacts on its neighbors, improve the quality of the streetscape, relate to or establish desirable development patterns, promote sustainability and improve neighborhood connectivity.

b. Building Design: Building Design Guidelines and Standards address the massing and exterior architectural elements of buildings – components that define the scale, quality and character of a building, such as roofs, entries, windows, materials and details. Excellent building designs en-hance the quality of life for residents and promote sustainability by improving the appearance of the city, by promoting the conservation of natural resources, by establishing a sense of community, and by improv-ing the long-term economic value of the properties.

Figure 7.0501(B)



7.0501

Guidelines and standards labeled with “INSIDE THE TRIANGLE” apply inside the triangle shown in Figure 7.0501(B). Guidelines and standards labeled with “OUTSIDE THE TRIANGLE” apply in the design district but only outside the triangle in Figure 7.0501(B). Guidelines and standards with neither of those labels apply both inside and outside the triangle.

3. Compliance with other Code sections including but not limited to Articles 4, 5, 9 and 11.

4. Images: Most images, including photographs and illustrations, are not part of the De-velopment Code and do not act as Guidelines or Standards. These images are provided to assist readers in envisioning the intent and potential outcomes of the Guidelines and Standards. Images that are not part of the Development Code are labeled as figures and are included in the Code to better illustrate the theory behind the Guidelines and Standards. Images that are part of the Development Code will be labeled with Development Code section numbers.

Rockwood design distRictDesign PrinciPles


7.0502

7.0502 Rockwood Design PrinciplesSite Design PrinciplesA. Physical Environment: Create a physical environment that fosters a positive image of

Rockwood and embraces its unique character thereby allowing businesses to thrive and prosper.

B. Sustainability: Implement measures that promote the efficient use of land and resources by conserving and protecting trees, water and topography; reducing pesticide use; maximizing surface water infiltration; promoting energy conservation; promoting resident health; and other sustainability measures.

C. Safe Design: Design buildings, streets and public places that are safe and inviting for residents and visitors.

D. Transportation Modes: Encourage multimodal design to support transportation choices and access opportunities.

E. Open Space: Develop open spaces where they are needed most and improve access to existing and future parks and public spaces.

F. Landscaping: Incorporate landscape elements such as trees, shrubs, and groundcover into a sustainable landscaping plan that provides an attractive green setting for Rockwood while reinforcing the architecture and softening the building scale.

G. Compatibility: Respect stable neighborhoods.

Building Design PrinciplesH. Architectural Quality: Create aesthetically pleasing, durable architecture for

developments that contributes to the sense of place.I. Sustainable Architectural Design: Promote sustainable architectural design that

promotes energy efficiency, conservation of resources and other sustainability measures.J. Rehabilitation: Accommodate rehabilitation of existing structures and sites where the

structures and sites will contribute in a positive manner to the desired urban form of Rockwood.

K. Housing Variety: Improve the variety of housing types for current and future Rockwood residents.

L. High-Quality Materials: Utilize building materials that are of the highest quality and permanence, and that build a sense of place for Rockwood.

Rockwood design distRictA. Site DeSign


7.0503 Design guiDelines anD stanDarDs

1. Integrated Site DesignIntent: To design sites in a manner that creates connections to

surrounding properties and areas, reducing the distance required to access the site while encouraging walking and alternate modes of transportation. Block structures shall be used to break down the scale of the site, creating an environment which is comfortable for people and allows for improved infill development and redevelopment potential. Internal vehicular circulation shall accommodate pedestrian and vehicular access needs while providing amenities to improve the appearance of the development.

Applicable Rockwood Design Principles from Section 7.0502:A. Physical EnvironmentB. SustainabilityD. Transportation ModesE. Open SpaceF. LandscapingG. Compatibility

Design Guidelines

All DevelopmentG1. The Standard of Section 7.0503(A)(1)

(S1) describing the Future Street Plan is required without exception.

Design Standards

All DevelopmentS1. All new developments shall be designed in a manner that is

consistent with and responds to the City’s approved Future Street Plan. Future Street Plans may be required at the discretion of the Manager and shall be prepared and approved as required by Section 9.0700.

Fig. A.1.G1.a: Block structures create pedestrian-scaled and oriented developments.

Fig. A.1: A pedestrian path connecting a development to surrounding areas.

Fig. A.1.S1: Future Street Concept for Rockwood.

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Rockwood Development Framework

¯Rockwood Triangle Area

Rockwood Future Street Concept

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1. Integrated Site Design, ContinuedDesign Guidelines

All Development, ContinuedG2. Pedestrian, bicycle and vehicular

access to adjoining properties and surrounding residential neighborhoods shall occur in appropriate locations to facilitate access and movement in the district.

G3. The Standard of Section 7.0503(A)(1)(S3) describing public street design is required without exception.

Design Standards

All Development, ContinuedS2. Connections to surrounding properties and neighborhoods

shall be established and include streets as determined by the Manager and/or pedestrian paths at an average spacing no greater than one every 400 feet or as determined by the Manager.

S3. Public streets shall be designed to Public Works Standards when streets are required by the Manager.

Fig. A.1.G1.b: Large developments shall utilize a network of streets (or drives with a street character) to improve accessibility and connectivity.

Fig. A.1.G4.a: An internal roadway which serves vehicles and pedestrians while supporting adjacent mixed-use development.

Fig. A.1.G4.b: An internal roadway that is integrated into a larger surrounding street system.

Fig. A.1.G4.c: Pedestrian conflicts are minimized by limiting driveways and providing visually distinct crosswalks.Fig. A.1.S4: Pedestrian and vehicular routes are

organized to connect to existing circulation patterns.




1. Integrated Site Design, ContinuedDesign Standards

All Development, ContinuedS4. Primary internal drives shall be consistent with the section

shown in Figure A.1.S5. The addition of a center landscaped median may be permitted at the discretion of the Manager. Primary internal drives shall consist of a 24-foot, two-way drive lane; a sidewalk with a minimum 6-foot amenity zone and a minimum 6-foot clear walk zone shall be provided on each side of the drive.a. The specific drive lanes may be required to be a minimum

width of 26 feet to accommodate emergency vehicles as determined by the Manager.

b. Primary internal drives may include angled or parallel parking in locations approved by the Manager.

c. Where primary internal drives are not adjacent to buildings, the amenity zone and sidewalk may each be reduced to 5 feet in width.

Design Guidelines

All Development, ContinuedG4. Internal drives and walkways within

larger developments shall function as pedestrian-friendly streets and establish a human scale block pattern. Shared pedestrian/vehicle (woonerf) streets may be utilized.a. Internal drives shall provide

for the functional and visual integration of buildings, services, vehicular access and parking, and pedestrian circulation.

b. Internal drives for non-residential and multi-family uses are encouraged to be coordinated with other access drives.

c. Driveway access shall be designed to minimize conflicts with pedestrians, and efforts shall be made to limit the number of driveways per block.

d. Sidewalks, pedestrian walkways, and drives shall connect to and align with surrounding pedestrian and vehicular circulation patterns.

Fig A.1.G4.d: Public streets or private drives with a street character improve the accessibility and appearance of large developments.

Fig. A.1.S5: Section of Primary Internal Drive. Optional elements labeled as such.




1. Integrated Site Design, ContinuedDesign Guidelines

All Development, ContinuedG5. When parking is present on internal

drives, the amenity zone shall be appropriately designed and efforts shall be taken to ensure pedestrian safety when crossing the roadway.

G6. Visually distinct crosswalks shall be provided to enhance the appearance of the development.

Design Standards

All Development, ContinuedS5. When primary internal drives include parking:

a. The amenity zone shall be landscaped and/or paved to match or accent the sidewalk using concrete, decorative paving or paving which allows stormwater infiltration as approved by the Manager.

b. Bump outs in the street alignment shall be provided at intersections which extend to the depth of the parking lane to lessen crossing distances for the pedestrian. Landscaped areas that do not interfere with clear vision requirements and stormwater infiltration areas may be included in the bump outs.

c. Where no parking abuts the amenity zone, it may be planted instead of paved.

S6. Crosswalks shall be provided on primary internal drives and shall receive enhanced paving that creates a visual distinction between the crosswalk and the surrounding surfaces, such as scored concrete, brick, stone or concrete pavers or other high-quality material as approved by the Manager. Striping shall not be the sole method of creating visual distinction for the crosswalks.

Fig. A.1.S6: Plan of Primary Internal Drive showing optional angle parking.

Arterial

Local Street

Arterial

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Local Street

Trees at 30 foot spacing

Enhanced soil conditions within 6 feet of trees

Bump outs at pedestrian crossings

Lighting fixtures at regular pacing




Design Guidelines

All Development, ContinuedG7. Trees shall be planted along internal

drives in a pattern consistent with those on public streets.

G8. In limited conditions, a landscaped area may be permitted to substitute for an enhanced internal roadway condition.

Design Standards

All Development, ContinuedS7. INSIDE THE TRIANGLE: Shade (or canopy) trees on primary

internal drives shall be planted in the amenity zone at an average spacing of 30 feet. All trees planted on the primary internal drives shall be selected from the City of Gresham Recommended Street Trees list. For commercial, employment, live/work and mixed-use developments, the trees shall be of a size no smaller than 3-inch caliper.

OUTSIDE THE TRIANGLE: Shade (or canopy) trees on primary internal drives shall be planted in the amenity zone at an average spacing of 30 feet. All trees planted on the primary internal drives shall be selected from the City of Gresham Recommended Street Trees list. For all development, the trees shall be of a size no smaller than 2.5-inch caliper.

S8. When used as a substitute for a primary drive aisle, major landscape divisions shall consist of a 24-foot-wide landscaped area planted with trees, shrubs and ground cover.a. This area may be designed to allow for stormwater

infiltration. b. A pedestrian walking path may be integrated into this

area and, at the discretion of the Manager or Design Commission, may be required if it improves circulation within the site.

c. If the walking path is between buildings, the building to building spacing shall be at least 10 feet in width to provide ample space for attractive landscape plantings, natural lighting and adequate open space between buildings.

d. Throughout the site, the walkway shall be a minimum 5 feet in width, except as noted in Sections 7.0503(A)(1)(S8)(c) and 7.0503(A)(1)(S4) above.

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Fig. A.1.S8: Major landscape division used as a substitute for a primary internal drive.

Fig. A.1.S7: Bump-outs and crosswalks with decorative paving are present on primary internal drives when parking is included.

1. Integrated Site Design, Continued




Design Guidelines

Commercial and Institutional DevelopmentG9. Connections shall be provided to

adjacent abutting properties to prevent unnecessary traffic on public streets.

G10. Block sizes of commercial and mixed-use development shall be limited to promote pedestrian connectivity, accessibility and to allow for the infiltration of sunlight and air. Internal roadways and walkways within larger developments shall function as “pedestrian streets,” with the development pattern establishing a human scale block pattern.

Design Standards

Commercial and Institutional DevelopmentS9. INSIDE THE TRIANGLE: When public streets are not present to

connect to neighboring commercial properties, vehicular and pedestrian connections shall be provided to existing or future parking areas on adjacent properties as required by Section 9.0822(A)(8).

OUTSIDE THE TRIANGLE: For development sites greater than 400 feet in length, a mid-block pedestrian walkway shall be provided for connections to surrounding streets and nearest transit facilities.

S10. INSIDE THE TRIANGLE: For an individual development, the maximum block length shall be 250 feet by 250 feet from curb to curb. Departures shall be considered by the Manager based on one or more items listed below:a. Topography, right-of-way, existing construction or physical

conditions, or other geographic conditions that impose an unusual hardship on the project applicant, and an equivalent alternative which can meet the Rockwood Town Center goals and policies, as applicable, is available;

b. A departure provides the opportunity for a public open space or other public amenity that would otherwise not be possible;

c. The location of an institutional use that requires a larger block size; or

d. When a primary internal drive(s) or pedestrian route is used to meet cross circulation Standards as determined by the Manager, the following applies: i. Pedestrian pathways shall be constructed to

surrounding areas at an average spacing no greater than one every 400 feet.

ii. Roadways shall be designed to look and function like public streets with planting strips, street trees, sidewalks, and parallel parking where appropriate per the Manager.

iii. Roadways or pedestrian routes shall be fully accessible to the public.

iv. For development sites over 1 acre, a mid-block pedestrian connection shall be provided between the adjacent primary street and secondary street to facilitate pedestrian movement through the Triangle Area.

Continued on following page

Fig. A.1.S10.a INSIDE THE TRIANGLE: Maximum block size.

250’250’





Design StandardsS10. Continued OUTSIDE THE TRIANGLE: For an individual development, the

maximum block length shall be 600 feet by 300 feet from curb to curb. Departures shall be considered by the Manager based on one or more items listed below. e. Topography, right-of-way, existing construction or physical

conditions, or other geographic conditions that impose an unusual hardship on the project applicant, and an equivalent alternative which can meet the Rockwood Town Center goals and policies as applicable is available;

f. A departure provides the opportunity for a public open space or other public amenity that would otherwise not be possible;

g. The location of an institutional campus or other similar community service use that requires a larger block size; or

h. A primary internal drive(s) or pedestrian route may be used to meet cross circulation Standards as determined by the Manager or Design Commission and as noted below. i. Pedestrian pathways shall be present to surrounding

areas at an average spacing of no greater than one every 400 feet.

ii. Roadways shall be designed to look and function like public streets with planting strips, street trees, sidewalks, and parallel parking where appropriate per the Manager.

iii. Roadways or pedestrian routes shall be fully accessible to the public.

iv. For development sites over 1 acre, a mid-block pedestrian connection shall be provided between the adjacent primary street and secondary street to facilitate pedestrian movement.

For an individual development that includes a residential component such as live-work or mixed-use developments, the maximum block length shall be 400 feet by 300 feet from curb to curb. Departures shall be considered by the Manager.

Fig. A.1.S10.d: Primary internal drives may be used to meet circulation standards when configured to look and function like public streets.

Fig. A.1.S10.b OUTSIDE THE TRIANGLE: Maximum block size for commercial and employment development.

300’

600’ Mid-block pedestrian walkway required on sites longer than 400’

400’

300’

Fig. A.1.S10.c OUTSIDE THE TRIANGLE: Maximum block size: Mixed-use development.





Design Standards

Residential: Multi-Family/Single-Family AttachedS11. INSIDE THE TRIANGLE: For an individual development, the

maximum block length shall be 250 feet by 250 feet from curb to curb. Departures shall be considered by the Manager based on one or more of the conditions listed in Section 7.0503(A)(1)(S10) above.

OUTSIDE THE TRIANGLE: For an individual development, the maximum block length shall be 300 feet by 300 feet from curb to curb. Departures shall be considered by the Manager.

S12. All other Standards from Section 7.0100 Corridor Design District (excluding those under the heading Commercial, Industrial, and Instutitional) and Single-Family and Single-Family Attached Standards from Section 7.0200 shall apply.

Design Guidelines

Residential: Multi-Family/Single-Family AttachedG11. Within multi-family developments,

block sizes shall be limited to promote pedestrian connectivity, accessibility and to allow for the infiltration of sunlight and air.

G12. Streets that are pedestrian-friendly shall be created where possible. Typical characteristics of people-friendly streets include gracious wide sidewalks, street trees, on-street parking, and buffering between pedestrian areas and travel lanes, for example.

300’300’

Fig. A.1.S11 OUTSIDE THE TRIANGLE: Maximum block size: Multi-family development.

Fig. A.1.S10.e: A mid-block pedestrian path improves the walkability of dense urban neighborhoods.


Fig. A.1.G12: Streets that include street trees, wide sidewalks and other amenities encourage greater pedestrian usage and are more attractive.




2. Building Frontage and Placement Intent: To ensure buildings are oriented in a manner appropriate to

the use and to enhance pedestrian accessibility and place the most visually interesting facade in public view.

Applicable Rockwood Design Principles from Section 7.0502:

A. Physical EnvironmentC. Safe DesignD. Transportation ModesE. Open Space

Design Guidelines

All DevelopmentG1 and G2. Buildings shall be located to

positively define public streets and civic spaces, such as public plazas. a. Parking, loading, service and

vehicular circulation areas shall be located so as to allow desired uses and activities to face the street and to support pedestrian-oriented streets.

b. The pedestrian shall have principal access into the building from the sidewalk. Clear pedestrian connections shall be established on-site; for example, direct pedestrians from surface or structure parking to buildings, streets, and public spaces.

c. As long as street and/or retail continuity is not unduly interrupted, arcades or colonnades, if utilized, shall be integrated along the sidewalk edge.

Design Standards

All DevelopmentS1. INSIDE THE TRIANGLE: Along public street frontages, building

setbacks shall be dependent upon their street location as follows:a. Stark Street - between zero and 5 feet from the right-of-

way (min. and max.);b. 181st Avenue - between zero and 5 feet from the right-of-

way (min. and max.);c. Burnside Street - between 10 and 15 feet from the right-

of-way (min. and max.);d. 185th Ave./187th Ave./Ash Street/Future 182nd and 183rd

Avenues - between 10 and 15 feet from the right-of-way (min. and max.);

e. Pine/Oak Streets - between 10 and 15 feet from the right-of-way (min. and max.);

OUTSIDE THE TRIANGLE: For commercial and institutional development, the front building setbacks shall be a minimum of zero feet to a maximum of 10 feet in the Rockwood Town Center (RTC) and a minimum of zero feet to a maximum of 20 feet in the Station Center (SC) and the Station Center-Ruby Junction (SC-RJ) land use districts. Portions of the building setback greater than 5 feet within this frontage requirement shall be heavily landscaped, meeting requirements set forth in Section 7.0503(A)(6).

S2. Parking, loading service and vehicular circulation areas (except for a side entry drive) shall be behind the maximum setback or behind a line drawn parallel to the street at the point where the building is closest to the street, whichever is closest to the street. In no circumstance shall the parking and loading service be closer than the minimum building setback. For sites with multiple frontages, parking may be allowed up to the minimum setback regardless of building location as approved by the Manager or Design Commission. Standards for minimum building frontage along a street shall be considered when making this determination.

Fig. A.2: Buildings located at the street define the street edge and create a pedestrian-friendly development pattern.

Fig A.2.S1 OUTSIDE THE TRIANGLE: Commercial buildings shall be placed close to the street with a landscaped area between the building and the sidewalk.




Design Guidelines

All Development, Continued G3. Sufficient length of buildings shall

be present to maintain a continuous building street wall and in general limit spatial gaps to those necessary to accommodate vehicular and pedestrian access in order to define the street edge.

Design Standards

All Development, Continued S3. Building Frontage: Building frontage shall be measured by

the length of the building present between the minimum and maximum setback. Space attributed to public streets, driveways and primary internal drives and their associated required landscaping shall be subtracted from the total length of the frontage calculations. Commercial, institutional, and mixed-use development frontage on existing or new public streets shall be dependent upon their street location and shall be no less than the following values:

INSIDE THE TRIANGLE:a. Stark Street – 90 percent building frontage;b. 181st Avenue – 90 percent building frontage;c. Burnside Street – 75 percent building frontage; d. 185th Ave./187th Ave./Ash Street/Future 182nd and 183rd

Avenues – 75 percent building frontage; ande. Pine/Oak Streets – 75 percent building frontage.

OUTSIDE THE TRIANGLE: For commercial and institutional development, public street frontages shall be occupied by building facades for a minimum of 60 percent of the frontage length. For residential development (multi-family and single-family attached), the residential front building setbacks shall be a minimum of 5 feet to a maximum of 20 feet in RTC, SC and SC-RJ land use districts and public street frontages shall be occupied by building facades for a minimum of 50 percent of the frontage length.

2. Building Frontage and Placement, Continued

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Fig. A.2.S1.a and A.2.S3.a: Stark Street: Zero to 5-foot setback and 90 percent building frontage.

Fig. A.2.S1.b and A.2.S3.b: 181st Avenue: Zero to 5-foot setback and 90 percent building frontage.

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Fig. A.2.S1.c and A.2.S3.c: Burnside Street: 10- to 15-foot setback and 75 percent building frontage. Fig. A.2.S1.e and A.2.S3.e: Pine and Oak Streets: 10-

to 15-foot setback and 75 percent building frontage.

Fig. A.2.S1.d and A.2.S3.d: 185th Ave./187th Ave./Ash Street/Future 182nd and 183rd Avenues: 10- to 15-foot setback and 75 percent building frontage.




Design Standards

All Development, ContinuedS4. If a building resides on a corner with frontage on both streets,

the frontage requirement shall apply to the street with the highest functional classification. One hundred percent of the frontage at street intersections shall be occupied by buildings or pedestrian-oriented open spaces for a minimum distance of 60 feet, as measured along the minimum setback line, except as required to meet clear vision requirements for developments with direct access to a major or standard arterial street.

S5. Pedestrian-oriented open spaces may count towards the frontage requirement along a street frontage on existing public streets up to 10 percent of the total requirement when:a. Pedestrian-oriented open spaces between the right

of way and the building facade as long as the building facade is not more than 40 feet from the right of way. This distance may be increased at the intersection of streets to accommodate clear vision triangles at the discretion of the Manager.

b. The space contains vertical elements that screen any off-street parking that would be visible from the street through the open space and define the street edge.

c. Parking shall be generally located on the side, interior or rear of the site and shall not be present along the public street frontages. Parking is permitted to front 185th and 187th Streets if a screening wall or hedge at a height of 30 inches is provided as a buffer.

Design Guidelines

All Development, ContinuedG4. Greater concentrations of buildings

and building mass shall be present at the intersection of streets to better define these areas. a. Buildings that converge along

different street types shall provide a graceful transition from taller buildings to lower buildings.

b. Buildings at corners may be set back to promote visibility into public open spaces at these locations.

G5. Developments may pull back from the street edge to accommodate plazas, outdoor cafe areas, or gracious entry fore-courts, provided street continuity is not unduly interrupted along the majority of the block.


Fig. A.2.S3.f: Diagram showing a 90 percent building frontage configuration with driveways excluded from calculations.

Driveways excluded from calculations

Fig. A.2.G4: A building that transitions height successfully at the corner.

Fig A.2.S3 OUTSIDE THE TRIANGLE: Multi-family buildings shall be placed close to the street, but shallow setbacks are allowed to increase the level of privacy for individual units.




2. Building Frontage and Placement, ContinuedDesign Guidelines

All Development, ContinuedG6. If an open space is present at an

intersection, buildings shall be present on internal open space edges that define and activate the space.

Exception: Civic Uses G7. Civic buildings shall be placed to

provide continuous visual interest to the pedestrian.

Design Standards

All Development, ContinuedS6. If a pedestrian-oriented open space is present at an

intersection of two public streets, its internal site edges shall be lined by buildings for 80 percent of their length.

Exception: Civic UsesS7. To provide greater flexibility and to emphasize the importance

of civic uses, civic buildings do not have to meet the maximum setback requirements so long as parking is not located between the building frontage and the primary street frontage. However, alternative frontage treatments shall meet the following objectives, as determined by the Manager or Design Commission: a. The building(s) shall emphasize civic use(s) and shall

include visually prominent architecture visible from the adjoining public street of the highest traffic volume street classification;

b. The site design treatment shall contribute to the desired pedestrian-oriented character of the Triangle Area by providing public open space of a minimum of 600 square feet in size; and

c. There is a direct and inviting pedestrian connection between the building and the street.

Fig. A.2.S7: Civic buildings may have increased setbacks so long as no parking is located between the building and the street.

Fig. A.2.G5: A building which uses an increased setback to accommodate an outdoor cafe.

Fig. A.2.S5: An open space located at an intersection with its edges defined by buildings on internal site edges.




Design Standards

Residential Development: Multi-Family and Single-Family AttachedS8. On-site surface parking areas, garages, and vehicular

circulation areas shall be located to the side or rear of the building and shall not be present between the building and the street except for individual driveways for Duplex and Townhouse style units. Any street-facing garages shall have a maximum width of 50 percent of the overall building width.

S9. If a pedestrian-oriented open space is present at an intersection, its internal site edges shall be lined by buildings for 60 percent of their length.

Design Guidelines

Residential: Multi-Family/Single-Family AttachedG8. Buildings shall promote an active

street environment that minimizes pedestrian conflicts with drives and the impact of street facing garages.

G9. If an open space is present at an intersection, buildings shall be present on internal site edges that define and activate the space.


Fig. A.2.S8: A series of duplex units with parking located at the rear of the site and not visible from the street.

Fig. A.2.G8: Townhomes provide individual unit entries on the street, with parking located to the rear to minimize pedestrian conflicts and impacts from garages.




3. Pedestrian CirculationIntent: Create a network of pedestrian-oriented connections that

supports the larger street and open space network and encourages appropriately scaled and oriented development.


A. Physical EnvironmentB. SustainabilityC. Safe DesignD. Transportation ModesG. Compatibility

Design Guidelines

All DevelopmentG1. Section 9.0824 Pedestrian Circulation/

Walkways and Sections 7.0103(A)(3) apply.

G2. Convenient, direct and accessible pedestrian routes to and from public sidewalks and transit facilities shall be provided.

Design Standards

All DevelopmentS1. The Standards found in Section 9.0824 Pedestrian Circulation,

Section 7.0103(A)(3) and Section 7.0503(A)(1) apply.

S2. Pedestrian Environment and Access to Transit Facilities a. Development shall provide convenient, direct, and barrier-

free pedestrian circulation between buildings and adjacent light rail stations, park and ride facilities, public sidewalks, and pedestrian routes. All buildings and sites shall orient their on-site pedestrian circulation to the closest adjacent light rail station. Pedestrian activity centers within one-quarter mile walking distance should also be considered in the layout of pedestrian circulation.

b. On-site vehicular and pedestrian circulation design shall minimize vehicular/pedestrian conflicts (e.g. driveway crossings).

c. Enhanced accessible pedestrian spaces and amenities are encouraged, such as plazas, arcades, gallerias, courtyards, outdoor cafes, widened public sidewalks (more than 6 feet wide outside the public right of way), benches, shelters, street furniture, public art, kiosks, and street vending. Covered walks are also encouraged between primary building entries and adjacent public sidewalks and on other on-site walkways.

Fig. A.3: A walkway which connects an open space to an abutting mixed-use building.

Fig. A.3.G4: A walkway provides additional connectivity where an automobile connection would not be feasible.

Fig. A.3.S4.a: A well-landscaped walkway creates a pleasant pathway through a parking area.




Design Guidelines

All Development, Continued G3. Well-defined pedestrian walkways

from parking areas shall be provided to link to public sidewalks throughout the site.

Design Standards

All Development, ContinuedS3. For surface parking lots greater than 20 spaces, a safe,

attractive pathway consistent with Section 7.0201(I)(1,2) shall be provided between the parking areas and the building.

Fig. A.3.S3: A defined walkway links the parking area to the street and sidewalk.

Fig. A.3.G3: An attractive walkway is provided in a large parking area which connects the building entry to other walkways.

3. Pedestrian Circulation, Continued




3. Pedestrian Circulation, ContinuedDesign Guidelines

All Development, ContinuedG4. Pedestrian circulation routes shall

comply with the following guidelines:a. Where pedestrian circulation

routes, such as mid-block paths, intersect major streets, features shall be present that give prominence to these locations.i. These elements shall

contribute to pedestrian circulation having a higher priority than vehicular circulation in the design and layout of development sites in the Triangle.

ii. Pedestrian and/or bike connections shall connect residential areas, retail centers and open spaces. Pedestrian, bike and visual connections shall also be made wherever auto connections are not feasible.

iii. Clear and safe pedestrian routes shall be provided through parking areas to provide pedestrian access between buildings with minimal conflicts with vehicles. Where walks cross drive aisles, they shall be clearly marked with visually contrasting paving.

b. Pedestrian circulation routes, including sidewalks and mid-block paths, shall be present where necessary to enhance connectivity.

Design Standards

All Development, Continued S4. Where publicly accessible open spaces meet Burnside, Stark or

181st, they shall:a. Incorporate a minimum of one of the following elements

from the major or standard arterials and boulevards into the larger Triangle neighborhood:i. An entry gate feature;ii. Columns;iii. Special lighting which compliments the building

architecture (at least two lighting features to frame the entry); or

iv. Art work approved by the Manager.

Fig. A.3.S4.b: A covered walkway adds prominence to this walkway.

Fig. A.3.S4.c: A key intersection is bordered by a plaza with a fountain, walking paths and a building with a turret fronting the intersection in the background.




4. Parking, Loading, and Service AreasIntent: To ensure buildings are placed in appropriate locations

to define the street, create a comfortable pedestrian environment, minimize the visual impact of parking from primary streets and to minimize the negative impacts that required service functions, such as deliveries and trash removal, have on surrounding areas and adjacent properties.


A. Physical EnvironmentC. Safe DesignD. Transportation Modes

Design Guidelines

All DevelopmentG1. Surface parking areas and lots, loading

service and vehicular circulation areas shall be located at the rear of the site or on the interior of the site and removed from the adjacent light rail station, except as noted in Section 7.0503(A)(4)(S1).

G2. The design of surface parking areas, including a landscaped buffer, shall include the following:a. Parking is accessed by common

driveways from secondary streets.b. Parking areas are designed as

smaller, connected lots rather than large lots.

c. Layout shall accommodate pedestrian circulation.

d. The functional requirements of parking are balanced with the provision of pedestrian amenities.

e. Transition areas between parking and civic, commercial, or residential uses are designed with textured paving, landscaping and street furniture.

f. Choice of plantings, buffer width, type of screening, and location and frequency of tree planting are appropriate for a town center setting.

g. Drainage improvements are designed as natural landscape features to the greatest extent practical.

Design Standards

All DevelopmentS1. Off-Street parking, loading service and vehicular circulation

area is prohibited between the building and the street or primary internal drive. Exceptions to this Standard include developments which front on 185th and 187th Avenues, which must provide a 30 inch decorative wall or hedge to buffer the parking area. Parking and maneuvering areas, except spaces designated for park and ride or kiss and ride use, should be located on portions of the site that are furthest in walking distance from an adjacent rail station.

S2. All off-street surface parking shall have a landscaped buffer in compliance with Section 9.0823 Landscaping of Parking Lots between the back of the sidewalk and the parking area.

Fig. A.4.G1: A multi-family development with buildings lining the perimeter of the block and parking located in an internal area.

Fig. A.4: Trees, shrubs, and a decorative fence buffer the parking area from an adjacent walkway.

Parking




Design Guidelines

All Development, ContinuedG3. Surface parking areas shall not

be located adjacent to street intersections. Structured parking facilities with active ground floor uses may locate in these areas.

G4. Structured parking shall meet the following guidelines:a. Below grade and structured

parking facilities are especially encouraged.

b. Parking facilities shall be located and oriented to the rear or interior of the property to minimize negative visual impacts. Parking garages shall incorporate active uses at the ground level along public streets, especially at corners.

c. Structured parking layouts shall provide pedestrian circulation and connections with building uses.

G5. The number of vehicular access points shall be minimized by locating vehicular entries on alleys and secondary streets. Pedestrian safety measures shall be provided, such as signage, textured surfaces at entries, and other design techniques.

Design Standards

All Development, ContinuedS3. Parking lots shall not be located adjacent to street

intersections. Parking structures may be located at street intersections provided commercial uses occupy the ground floor at the street corner. The depth of the commercial space shall be at least 30 feet and its total length per side shall be at least 50 feet.

S4. Structured parking facilities shall be designed to accommodate commercial or residential uses on the ground floor level, be concealed within the site, or shall be located under or above the ground floor of buildings. Where structured parking is provided on the ground floor, residential or retail uses shall be provided along the street front with parking facilities placed behind the uses and away from streets. Structured parking on upper floors along streets shall be allowed if the facade meets articulation standards and transparency standards set forth in Sections 7.0503(B)(1), 7.0503(B)(4) and 7.0503(B)(5). Ground level structured parking exposed to the street shall be prohibited except for the following:a. Required driveways; and b. Where the design features add visual interest to the

pedestrian; and c. When unwanted views into garages are minimized; and d. When the requirements of Sections 7.0503(B)(1) and

7.0503(B)(4) are met.

S5. Where alleys are present, vehicular access shall be from the alley where practical.

4. Parking, Loading, and Service Areas, Continued

Fig. A.4.G2: A landscaped area is used to divide a large parking area into series of smaller lots.

Fig. A.4.G4: A parking structure with retail uses on the ground floor.




Design Guidelines

All Development, ContinuedG6. Service areas shall be located away

from public view to the greatest degree possible and shall minimize visual, acoustic and lighting impacts on surrounding areas.a. The use of liner spaces to screen

service areas on the side or behind a building facing a street is encouraged.

b. The operations within service areas shall respect adjoining property owners and not create undue negative impacts.

c. Service and loading areas shall not be highly visible from a light rail station or transitway.

d. Section 7.0503(A)(4)(S6)(d) shall be met.

Design Standards

All Development, ContinuedS6. When dedicated loading facilities are required, loading areas

shall be located at the rear of the building or as approved by the Manager or Design Commission. If loading areas cannot be located at the rear of the building, they may be placed along the building’s side and recessed from the front facade a distance which minimizes visual impacts and prevents vehicles from extending onto adjacent walkways. Required loading area dimensions can be found in Section 9.0840.a. Dedicated loading such as loading docks shall be screened

parallel to the building wall with liner spaces or walls integrated into the building and no less than 16 feet in height. This area may count towards the frontage requirement if it meets the Standards within the Facade Composition and Building Articulation described in Sections 7.0503(B)(1) and 7.0503(B)(4). The liner spaces or walls shall fully conceal service vehicles except at the entry in order to allow for safe vehicular movement while exiting.

b. Liner spaces and screening walls shall include articulation, materials and detailing identical to the principal building.

c. Service and loading areas shall be visually screened from a light rail station or transit way.

d. When located next to residential areas, service vehicles shall not be left idling in excess of 10 minutes between the hours of 10 p.m. and 6 a.m. Signage shall be posted in a visible location within the loading area to inform drivers of this requirement.


Fig. A.4.S6.c: Site design diagram showing a potential service area configuration.

Local Street

Art

eria

l

c c c c

Loca

l Stre

etArterial

Service area located away

from public view. Screening wall

integrated into the building.

Double row of conifer trees.

Site buffering masonry wall.

Fig. A.4.S6.a: A loading area that is incorporated into the side of a building, but located away from the entry and other active areas.

Fig. A.4.S6.b: Screening wall of a loading area using similar materials and articulation as the primary structure.




Design Guidelines

All Development, ContinuedG7. Service areas in public view, such

as dumpster enclosures, shall be attractively designed in a manner that complements surrounding buildings.

G8. Service area screening shall incorporate strategies which provide year-round screening and buffering such as walls, intensive landscaping and berms. Screening shall be present along the site perimeter and intensified at service areas to mitigate any potential visual or acoustic impacts on surrounding properties.

Fig. A.4.G6: Service areas located away from public areas of the site.

Fig. A.4.G8: A service area is screened by walls with a character similar to the adjacent building.

Design Standards

All Development, ContinuedS7. In addition to requirements stated in Section 7.0212 Solid

Waste and Recycling Collection Area, the collection areas shall be entirely screened and enclosed by a masonry wall of at least 6 feet in height that is designed using materials and detailing which are identical to the main building.

S8. Loading and Service Area Perimeter Site Screening.a. In addition to buffering and screening requirements

specified in Section 9.0110, a 6- to 8-foot foot masonry wall, 2.5-inch caliper trees and shrubs capable of reaching 5 feet within five years of planting are required.

b. When dedicated loading facilities abut or face residential properties, an additional five evergreen trees per 100 feet shall be planted along the perimeter buffer within line of sight of the opening of the dedicated loading facility in order to provide year-round screening. This requirement will be waived if liner spaces are used in place of a screening wall.


Fig A.4.S8: Conifer trees provide year-round screening to service and loading areas.

Fig. A.4.S7: A masonry enclosure screens dumpsters while complimenting the design of the building.




Design Guidelines

Commercial and Institutional DevelopmentG9. Parking located at the street frontage

on the side of a building shall be minimized.

Residential Development: Multi-Family and Single-Family AttachedG10. Parking located at the street frontage

on the side of a building shall be minimized.

Design Standards

Commercial and Institutional DevelopmentS9. Required off-street parking shall be located to the rear,

interior, side, on top of or beneath the structure. INSIDE THE TRIANGLE: Parking located to the side of the

building shall be limited to 10 percent of the overall frontage. OUTSIDE THE TRIANGLE: Parking located to the side of the

building shall be limited to 40 percent of the overall frontage.

Residential Development: Multi-Family and Single-Family AttachedS10. INSIDE THE TRIANGLE: In addition to requirements specified in

Section 7.0103(A)(4) Parking, Loading, and Service Areas for multifamily and townhouse style developments and Section 7.0201(G) Vehicular Circulation and Parking, required off-street parking shall be located to the rear, interior, side, on top of or beneath the structure. Parking located to the side of the building shall be limited to the area along the street not required for building frontage and landscaping.

OUTSIDE THE TRIANGLE: In addition to requirements specified in Section 7.0103(A)(4) Parking, Loading, and Service Areas for multifamily and townhouse style developments, required off-street parking shall be located to the rear, interior, side, on top of or beneath the structure. Parking located to the side of the building shall be limited to 50 percent of the overall frontage.


Fig. A.4.S10 OUTSIDE THE TRIANGLE: An internal parking area is visible behind townhouses which line the street.

Fig. A.4.S9 OUTSIDE THE TRIANGLE: A limited amount of parking may be placed on the side of a building at the street edge when screening is present.




5. Open SpacesIntent: To create a network of pedestrian spaces that supports the

larger street and open space network. Open spaces shall be developed as a focal point of large development, encouraging pedestrian activity in highly visible locations.


A. Physical EnvironmentB. SustainabilityD. Transportation ModesE. Open SpaceF. Landscaping

Design Guidelines

All DevelopmentG1. Sites abutting or facing a light rail

station shall be linked for pedestrians as directly as possible with attractive open space.

Commercial and Institutional DevelopmentG2. Well-defined open spaces, such as on-

site plazas, interior courtyards, patios, terraces and gardens, are critical to the Triangle’s public realm and are especially encouraged in association with large developments. The total amount of open spaces shall relate to the size of the overall development.

G3. The dimensions of outdoor spaces shall be sufficient to encourage usage and activity. They shall be proportioned and designed to be comfortable for human activity and social interaction – standing, sitting, talking.

Design Standards

All DevelopmentS1. Sites abutting or facing a light rail station shall be linked

as directly as possible by a continuous on-site landscaped courtyard plaza or square that leads directly to the station or public walkways accessing the station. Areas for the courtyards, plazas, or squares must contain seating and landscaped areas with trees.

Commercial and Institutional DevelopmentS2. For sites larger than 20,000 square feet, developments shall

include pedestrian-oriented open space of a size no less than 4 percent of all ground floor commercial space on site, or 1,000 square feet, whichever is less. Publicly accessible open spaces may count toward landscaped area requirements and may count toward building frontage for the development site if the pedestrian-oriented open space has a clear visual and physical connection to the street.

S3. Publicly accessible open spaces shall have a minimum width of 20 feet and a minimum depth of 20 feet unless otherwise approved by the Manager or Design Commission due to site constraints such as site size, site shape or topography.

Fig. A.5: A pedestrian-oriented open space 20 feet in width.

Fig. A.5.S4.a: A pedestrian-oriented open space visible from the street and within 50 feet of the building entry.




5. Open Spaces, ContinuedDesign Guidelines

Commercial and Institutional Development, ContinuedG4. Open spaces shall be sited in

accordance with the location and scale of adjacent streets, buildings, and uses; for instance, on-site plazas shall not unduly interrupt the retail continuity of streets in the Triangle. Publicly accessible open spaces intended for public use shall be located at or near street grade to promote physical and visual connection to the street.

Design Standards

Commercial and Institutional Development, ContinuedS4. Publicly accessible open spaces shall be visible from a public

street frontage or primary internal drive and a building entrance shall be located within 40 feet of a pedestrian-oriented open space. a. At the discretion of the Manager or Design Commission,

open space may be located on other areas of the site in order to preserve a natural feature of the site but must remain visible from the adjacent buildings. Direct pedestrian access to active open space areas of the site shall be provided if the spaces are not accessible via other circulation routes.

b. Spaces may be located above or below grade provided they are publicly accessible during normal business hours.

c. Publicly accessible open spaces located between a building and a sidewalk shall provide direct pedestrian access to the abutting building.

Fig. A.5.G4: A public space adjacent to the street and at the same grade ensures physical and visual connection to the street and accessibility of all users.

Fig. A.5.S4.b: Building entries are easily accessible from the street via walkways through the open space.

Fig. A.5.G5.a: A public space which captures rainwater for irrigation of landscaping on site.

Fig. A.5.S5.a: Decorative paving improves the appearance of this open space.




Design Standards

Commercial and Institutional Development, ContinuedS5. Publicly accessible open spaces shall incorporate at a

minimum the following:a. At least 30 percent of the area shall be planted with trees,

shrubs, groundcover and perennial landscape plantings and shall meet the landscape standards of Section 7.0503(A)(6).

b. At least 50 percent of the area shall be hardscaped with decorative paving.

c. There shall be at least one bench or seating unit for each 200 square feet of area (seating may be grouped into benches or ledges).

d. Structural soil, silva cells or approved special soil treatment that is at least 24 inches deep shall be used as soil base for trees in plazas to prevent soil compaction and to encourage tree root growth.

e. Pedestrian-scaled lighting fixtures no taller than 18 feet.f. One element with sustainability attributes such as rain

gardens, green roofs and walls, commercial grade solar powered lights or equipment, pervious paving, or other elements as determined by the Manager or Design Commission.

g. One artistic design element such as decorative paving patterns, ornamental art features, creative lighting elements, etc. or other elements as approved by the Manager or the Design Commission.

Fig. A.5.S5.b: A pedestrian space incorporates pervious paving and other stormwater management techniques.

5. Open Spaces, ContinuedDesign Guidelines

Commercial and Institutional Development, ContinuedG5. Publicly accessible open spaces shall

be designed with strategies and features that encourage activity within the space.a. Incorporate features that advance

sustainable principles, such as use of gray water, solar collection for powering pumps or lighting, rain gardens, pervious paving, containers for recycling, and benches made from recycled materials.

b. Design spaces with safety in mind: on-site plazas shall promote visibility from the street and provide lighting to enhance nighttime security.

c. Encourage the presence of uses that will activate outdoor space and complement street activity, such as locating retail, outdoor cafes, and vendors within a plaza or around its perimeter.

d. Add a focal element, such as a sculpture, fountain, or other art piece to draw people into the space.

e. Link adjoining outdoor spaces with comfortable paths and walks to create a network of spaces.

Fig. A.5.G5.c: An open space intended for dining with tables and chairs encourages activity next to a cafe.

Fig. A.5.G5.b: A fountain is used as a focal point of a public space and encourages activity.

Fig. A.5.S6.a: Sidewalks comprised of brick pavers greatly enhance the character of the streetscape.

Fig. A.5.G6: Enhanced sidewalks greatly contribute to the appearance of large developments and may count toward open space requirements.




Design Standards

Commercial and Institutional Development, ContinuedS6. Sidewalks and amenity zones on public streets and primary

internal drives that receive enhanced design and intensive streetscaping may be counted toward the pedestrian-oriented open space requirement under the following conditions: a. All designs within the public right-of-way must meet the

Public Works Standards or receive a Design Modification.b. Enhanced streetscape shall be present for a consecutive

distance of 400 feet on one side abutting the street or primary internal drive or for 200 feet abutting both sides of a public street or primary internal drive. Enhanced streetscape does not have to meet the minimum pedestrian-oriented open space dimensional requirements.

c. Buildings in this area shall contain transparent glazing for 60 percent of the area between the heights of 2 feet and 12 feet.

d. Only areas directly in front of buildings and areas which meet the Public Works Standards or receive a Design Modification shall count toward this requirement.

e. Enhanced streetscapes shall include a minimum of three of the following requirements to qualify: i. Provide sidewalks and amenity zones with decorative

paving for the required length as stated above in this section. Decorative paving includes stone pavers, brick pavers, decorative concrete pavers, or other pavement treatments as approved by the Manager or Design Commission.

ii. INSIDE THE TRIANGLE: Provide trees of 3-inch minimum caliper and other landscape plantings located in the amenity zone. Trees shall be spaced an average of no greater than 30 feet apart. OUTSIDE THE TRIANGLE: Provide trees of 2.5-inch minimum caliper and other landscape plantings in decorative raised planters located in the amenity zone. Trees shall be spaced an average of no greater than 30 feet apart.

iii. Decorative benches or other durable, permanent seating features shall be placed within the amenity zone with an average placement of two seats per 50 linear feet of sidewalk.

iv. Include one public art piece per 200 feet of sidewalk.v. Decorative pedestrian level lighting no taller than 18

feet placed within the amenity zone and at consistent spacing.

Design Guidelines

Commercial and Institutional Development, ContinuedG6. Greatly enhanced streetscapes may

count as open spaces if they contain amenities that significantly improve the character of the street.

Fig. A.5.S6.b: Sidewalks that received additional design features may be counted as pedestrian-oriented open spaces.

5. Open Spaces, Continued

Fig. A.5.S6.c: A streetscape which features decorative paving, trees in planters, benches and pedestrian-level light fixtures compliments the abutting building with high levels of transparency and frequent entries.




5. Open Spaces, ContinuedDesign Guidelines:

Residential Development: Multi-Family and Single-Family AttachedG7. Publicly accessible open space serving

multi-family development shall follow the Guidelines specified in Section 7.0103(A)(5) and the following Guidelines:a. Provide at least one landscaped

common open space in multi-family building developments for use by residents. The open space shall be easily accessible to all residents and contain areas of hardscape pavement and landscape plantings. This space may count as part of the required landscaped space.

b. Open space shall be provided through ground level courtyards, residential courtyards at upper levels, or rooftop decks and gardens.

c. Common open spaces shall provide amenities to accommodate a variety of ages and activities to enhance the livability in the Triangle.

d. Incorporate communal garden spaces that use rain water and allow residents to grow vegetables and flowers.

e. Open spaces shall be easily visible and accessible from adjacent residential units on the same site for safety and accessibility. Provide an appropriate level of pedestrian lighting and avoid safety risks associated with areas hidden from view.

f. Open spaces shall not be located next to dumpster enclosures, loading/service areas or other incompatible uses.

Design Standards

Residential Development: Multi-Family and Single-Family Attached S7. Multi-Family Residential Open Space Standards, Section

7.0103(A)(5), shall apply.

Fig. A.5.S7: A shared open space which is fronted by several multi-family buildings.

Fig. A.5.G7: A large shared open space serves as a small park for residents of this multi-family development.




6. LandscapingIntent: To integrate landscaping into open spaces, parking areas

and general site design to contribute to an attractive and sustainable development that enhances the overall character of the area. To minimize negative environmental impacts from development by utilizing sustainable building techniques which reduce stormwater runoff, heat island effects and pollution associated with energy usage and transportation.

Applicable Rockwood Design Principles from Section 7.0502: A. Physical EnvironmentB. SustainabilityC. Safe DesignE. Open SpaceF. LandscapingI. Sustainable Architectural Design

Design Guidelines

All DevelopmentG1. Licensed Design Professional. The

landscape plan shall be created by a licensed design professional such as a Landscape Architect, Architect or Civil Engineer. The landscape plan shall exhibit the following characteristics:a. The overall design of the site

and the design of the proposed landscape materials shall achieve unique, attractive and significant landscaping on the site as a whole;

b. The proper type, spacing, height, placement and location of plant materials shall be provided to ensure that the intent of this ordinance is met;

c. The choice and selection of plant materials shall insure that root systems will not interfere with public utilities and so that fruit and other debris, except leaves, will not constitute a nuisance within public rights-of-way or to abutting property owners;

d. The choice and selection of plant materials shall ensure that the type of plantings selected will be of a type that will survive and thrive in the area in which they are to be located; and

e. The proper relationship between deciduous and evergreen plant materials shall exist so as to ensure that the desired buffering effect will be accomplished.

Design Standards

All DevelopmentS1. A professional licensed Landscape Architect shall complete and

stamp the landscape plan for the development.

Fig. A.6: A variety of appropriate plant material creates attractive landscaped areas.

Fig. A.6.G1: Building base plantings create an attractive transition between the structure and the ground.




Design Guidelines

All Development, ContinuedG2. New development shall preserve trees

and other environmental features of the site. The standard in Section 7.0503(A)(6)(S2) is required without exception.

G3. Water conservation measures and on-site treatment and infiltration of stormwater shall be incorporated in new development. a. Landscape practices and strategies

that reduce wasteful water practices shall be included in all developments in a creative way.

b. Consider using porous paving systems to allow for stormwater infiltration and reduce the urban heat island effect in the summer.

c. High efficiency irrigation strategies shall be utilized to minimize potable water usage.

d. Consider using green roof systems to collect and evapo-transpire rainwater, reducing runoff as well as heating and cooling loads.

Design Standards

All Development, ContinuedS2. New development shall retain healthy, regulated trees at

8 inches or greater or replace them at a ratio of three new trees for every one healthy, existing regulated tree removed. Regulated trees must be healthy as determined by a consulting arborist, a qualified arborist or a registered consulting arborist.

S3. Water conservation and treatment shall be promoted through a minimum of two of the following:a. An irrigation system that minimizes water usage by

incorporating at least one of the following:i. A rain sensor to prevent watering during a rain event;ii. Water conserving rotor irrigation heads; oriii. A drip irrigation system.

b. On-site rain gardens and stormwater facilities that are designed in accordance with Gresham’s Stormwater Management Manual;

c. Art elements, fountains or other features that use rainwater to activate public spaces;

d. A system that collects rainwater from a minimum of 50 percent of the total roof area for reuse (i.e. site irrigation or grey water re-use);

e. Permeable paving over at least 40 percent of all paved surfaces;

f. Other Low Impact Development (LID) features that capture and filter runoff into the ground approved by the Manager or Design Commission.

Fig A.6.G3.a: A modular vegetated roof system reduces stormwater and insulates the roof surface.

6. Landscaping, Continued

Fig. A.6.S1.b: A landscaped area which utilizes a variety of complimentary plant material and defines the street and creates an edge to a pedestrian plaza..

Fig. A.6.S1.a: A well-maintained landscape enhances the visual appeal of developments.




6. Landscaping, ContinuedDesign Guidelines

Commercial and Institutional DevelopmentG4. Commercial and mixed-use

development shall follow Landscape Guidelines specified in Section 7.0103(A)(6)(G1) through (G5). The Standards of Section 7.0103(A)(6)(S11) regarding the maintenance agreement are required without exception.

Design Standards

Commercial and Institutional DevelopmentS4. Site Landscaping. INSIDE THE TRIANGLE: Section 7.0103(A)(6)(S1) through

(S5) and (S11) Corridor Design Standards - Landscaping shall apply to all new commercial developments, except as noted in Section 7.0503(A)(6) regarding the percentage of site landscape to be provided and the tree caliper requirements.

OUTSIDE THE TRIANGLE: Section 7.0103(A)(6)(S1) through (S5) and (S11) Corridor Design Standards - Landscaping shall apply to all new commercial developments, except as noted in Section 7.0503(A)(6) regarding the percentage of site landscaping to be provided.

Fig A.6.G3.b: An open space which incorporates stormwater infiltration facilities.

Fig A.6.S3.b: A public art piece collects rain water and discharges it into a stormwater area.

Fig A.6.G3.c: This green roof provides an attractive, sustainable habitat for wildlife.Fig A.6.S3.c: Permeable pavement allows water to infiltrate the soil thereby reducing stormwater discharge.

Fig. A.6.S3.a: A stormwater swale within a parking lot filters and manages the pavement run-off.




6. Landscaping, ContinuedDesign Guidelines

Commercial and Institutional Development, ContinuedG5. Site shall utilize a range of landscape

materials, such as trees, evergreen shrubs, groundcovers and seasonal flowers, in sufficient quantity to provide for color and enhanced visual interest on site.a. Separation of active and passive

uses is encouraged through placement of planters, street furniture and landscaping. Planters or large pots with small shrubs and seasonal flowers can be used to create protected sub-areas within the plaza with pedestrian seating.

b. Creative use of plant materials such as climbing vines or trellises is also encouraged.

c. Screen views of automobiles from public view and adjacent sensitive land uses with dense planting.

d. Use landscaping to minimize the expansiveness of surface parking lots. Shade surface parking and reduce heat build-up with rows of mature canopy trees.

e. Use of native plantings is encouraged where practical.

Design Standards

Commercial and Institutional Development, ContinuedS5. Site Landscaping. A minimum of 15 percent of the gross site

area shall be landscaped. INSIDE THE TRIANGLE: Up to 5 percent of the required

landscape area can be paved walks, pedestrian plazas, etc. OUTSIDE THE TRIANGLE: Up to 20 percent of the required

landscape area can be paved walks, pedestrian plazas, etc.

Fig. A.6.G5.b: Trees and other landscaping screen parking areas from an adjacent walkway while shading pavement and reducing the associated heat island effect.

Fig. A.6.G5.c: Dense plantings are used to enhance the appearance of an entry to a parking area.

Fig. A.6.G5.a: Planters with trees are used to provide privacy to residential development.




Design Standards

Residential Development: Multi-Family and Single-Family AttachedS6. Site Landscaping. The standards of Section 7.0103(A)(6) shall

be met with the exception that a minimum of 15 percent of the gross site area shall be landscaped. Up to 5 percent of the required landscape area can be paved walks, pedestrian plazas, etc.

S7. Section 9.0823 Landscaping of Parking Lots shall be met. The following additional standards supplement this section.a. Parking lot landscaping shall include one tree for every six

parking stalls.b. Perimeter Screening. Surface parking lots shall be

screened to a height of 3 feet using at least one of the following:i. A combination of evergreen and deciduous shrubs

spaced no more than 3 feet apart planted in an area at least 5 feet wide.

ii. Ornamental masonry wall clad with brick or tile.iii. A combination of a masonry wall and ornamental

fencing.

Design Guidelines

Residential Development: Multi-Family and Single-Family AttachedG6. Multi-family development shall

follow guidelines specified in Section 7.0103(A)(6). In addition, the use of turf lawn, as the urban core of the district, shall be minimized except within open play areas within multi-family developments.

G7. Parking areas shall be effectively landscaped to reduce the visual impact on surrounding areas, improve the appearance of the lots from within their perimeter and to minimize heat islands and high-temperature run-off.

6. Landscaping, Continued

Fig. A.6.S7: An attractively landscaped parking area of a multi-family building includes trees, shrubs and a sculpture.




7. Site LightingIntent: To create a safe and attractive environment by incorporating

lighting and Crime Prevention Through Environmental Design (CPTED) principles while providing an attractive visual site design element.


A. Physical EnvironmentC. Safe DesignD. Transportation Modes

Design Guidelines

All DevelopmentG1. Lighting fixtures shall provide

appropriate illumination levels for all areas of the site, creating inviting spaces and enhancing the safety of the site during evening hours. a. Lighting fixtures shall not create

negative impacts on surrounding properties or unnecessary glare within the site

b. Landscaping shall be sufficiently low as not to block lighting and therefore surveillance opportunities.

c. Paths between buildings and parking areas shall be well lit, clear, and direct to ensure safe pedestrian access.


Design Standards

All DevelopmentS1. The site shall be designed to achieve uniform illumination

levels with a minimum glare to adjacent properties in order to create a comfortable environment that promotes safety. The following areas shall be illuminated during the hours of darkness: primary internal drives, parking area, loading and unloading areas, pedestrian walkways, pedestrian-oriented open spaces, and building entries. a. The following illumination levels plus those stated in the

Table 7.0503.A.7 shall act as minimum Standards for all exterior lighting.

b. Maximum average lighting will be governed by the six-to-one ratio of maximum average to minimum illumination of the surface being lit as stated in Table 7.0503.A.7.

c. Generally, maximum illumination at the property line shall not exceed one-half foot-candle. However, where a site abuts a non-residential district, maximum illumination at the property line shall not exceed 1 foot-candle.


Table 7.0503.A.7: Site Illumination Values Area of Illumination Illumination Level (Foot-Candles)1

Primary Internal Drives 1.0 minimum with an average of 3.5

Parking Areas 0.5 minimum

Loading and Unloading Areas 0.5 minimum

Open Spaces 0.5 minimum with an average of 1.5

Walkways 0.5 minimum with an average of 1.5

Building Entrances - Fre-quent Use

1.0 minimum with an average of 3.5

Building Entrances - Infre-quent Use

1.0 minimum with an average of 2.0

Table Notes:1See 7.0503(A)(7)(S1)(d)

Fig. A.7.G1.b: Storefronts and wall sconces create appropriate illumination levels on a pedestrian walkway.

Fig. A.7.G1.a: Illumination levels shall be appropriate for the area and not detract from surrounding areas.




7. Site Lighting, ContinuedDesign Guidelines

All Development, ContinuedG1. Continued

d. Blind corners shall be avoided by installing mirrors or by designing curves, angles or windows in place of 90-degree corners.

e. Building facades facing parking areas shall have entrances and enough activity and transparency to provide natural surveillance.

G2. Lighting fixtures shall not create unnecessary upward directed illumination which contributes to sky-glow.

G3. Light fixtures shall reflect a pedestrian scale and be appropriately scaled for their use.a. Fixtures shall be composed of

durable materials.

Design Standards

All Development, ContinuedS1. Continued

d. Average foot-candles shall be the average amount of light at 3-foot height above a surface as determined using a photometric plan with 1 foot grid spot foot-candle readings. Minimum illumination shall be the minimum light measured in foot-candles at the point of least illumination when measured at 3 feet above ground level.

e. The Manager or Design Commission may modify these levels if such modifications are deemed necessary and appropriate for the use and surrounding area.

S2. Developments shall use full cut-off lighting fixtures to avoid off-site lighting, night sky pollution and shining lights into residential units. a. Fixtures shall have a cut-off angle of 90 degrees as

measured perpendicular to the ground.b. No direct light source shall be visible at the property line

(adjacent to residential) at 3 feet in height.c. Shielded lighting along primary internal drives shall be

provided and shall not exceed 25 feet in height, or a height determined by the Manager.

d. The Manager or Design Commission may choose to waive or alter cut-off requirements of this section when appropriate historic or decorative fixtures are proposed (e.g. use of decorative up-lighting to illuminate the underside of a canopy or columns on a facade, where a canopy or roof projection restricts the projection of the light into the night sky or bollards).

S3. Light fixtures shall not exceed 25 feet in height.a. Weather- and vandalism-resistant covers shall protect

lighting devices.

Fig. A.7.G1.c: Light fixtures on the ground prevent landscaping elements from blocking light and creating dark spots.

Fig. A.7.G2: Light fixtures can highlight architectural features but caution should be used to prevent sky-glow.

Fig. A.7.S1: Storefronts and exterior light fixtures create uniform illumination levels at the building entry.

Rockwood design distRictB. Building design



1. Building Massing and ArticulationIntent: To improve the appearance and reduce the visual scale of

large buildings by interrupting long expanses of walls and to incorporate contextually sensitive design features and strategies which add depth, details and interest to enliven wall planes and create attractive building facades.


G. CompatibilityH. Architectural QualityJ. RehabilitationL. High-Quality Materials

Design Guidelines

All Development G1. Buildings shall be designed with

volumes to maintain a compatible scale with their surroundings. Volumes shall reinforce a human scale within the built environment so people do not feel dwarfed by the building structure.

G2. The massing changes shall create an attractive building with enhanced visual interest for the public.

Design Standards

All Development S1. The minimum building mass or volume change shall be at least

25 percent of the total volume of the overall building.

S2. The changes in mass shall be visible from the public street.

Fig. B.1.S1: Multiple volumes are required for larger footprint buildings.

Fig B.1.G2: Massing changes create attractive facades and visual interest in the building.

Fig B.1.S2: Changes in building mass are visible from the street.




Design Guidelines

All Development, ContinuedG3. Tall buildings shall maintain a sense of

human scale through the use of design strategies that reduce perceived mass of the upper levels and establish a distinct base, middle, and cap.

Design Standards

All Development, ContinuedS3. Buildings greater than four stories in height shall provide

an upper-floor articulation strategy or strategies on facades visible from streets, plazas and shared open spaces:a. Buildings five or six stories tall shall provide at least one of

the following:i. Completely recess the top one or two floors a

minimum of 6 feet.ii. Set back at least 50 percent of the top one or two

floors for a minimum of 10 feet.iii. Provide a change of materials visible from the

pedestrian level on the top on or two floors.iv. Provide a minimum facade transparency of 70 percent

or greater per floor on the top one or two floors.v. Provide canopies, balconies, a prominent cornice

line or other similar projecting or receded facade treatments that establish a horizontal datum below the top one or two floors across a minimum of 50 percent of the facade width.

vi. Establish a prominent roof line or significant variation in roof lines visible from the pedestrian level.

vii. Other strategy as determined by the Manager or Design Commission.

b. Buildings seven stories and taller shall provide at least two of the following:i. Completely recess the top two floors a minimum of 10

feet.ii. Set back at least 50 percent of the top two floors for a

minimum of 15 feet.iii. Provide a change of materials visible from the

pedestrian level on the top two floors.iv. Provide a minimum transparency level on the top two

floors of 70 percent of the facade area for each floor.v. Provide canopies, balconies, prominent cornice

lines, or other similar projecting or receded facade treatments that establish a horizontal datum below the top two floors across a minimum of 65 percent of the facade width.

vi. Establish a prominent roof line or significant variation in roof lines visible from the pedestrian level.

vii. Other strategy as determined by the Manager or Design Commission.

1. Building Massing and Articulation, Continued




Design Guidelines

All Development, Continued Prominent FacadesG4. Highly visible facade sections,

including corners and facades fronting public spaces, shall be designed as a distinct, prominent element of the building while complementing the remainder of the design.

G5. Prominent facade sections shall have forms which are distinct from adjacent wall sections, responding to highly visible areas of the site.

Design Standards

All Development, Continued Prominent Facade Sections S4. Prominent facade sections shall include design elements that

establish prominence in the building, responding to unique site configurations including street corners and the terminus of streets or primary internal drives. The orientation, massing and articulation of buildings shall place strong visual emphasis on these areas.

S5. Prominent facade sections shall include one of the following profiles (in plan view) for at least one story of the building:a. Curved or hinged corner or wall section;b. A form which is projected or recessed from both abutting

facades;c. Beveled or mitered corner; ord. Alternative configurations approved by the Manager or

Design Commission, such as cantilevered forms.

Fig B.1.S5.a: A tower form on a building fronting a major intersection adds prominence to the location.

Fig B.1.S6.a: A unique canopy adds interest to highly visible areas.


Fig B.1.S5.b: Prominent Facade Sections Profiles

Corner Configurations

Hinged Projected Recessed

Curved Beveled Mitered

Wall Configurations

Curved Projected Recessed




1. Building Massing and Articulation, ContinuedDesign Guidelines

All Development, Continued Prominent Facades, ContinuedG6. Prominent facade sections shall

include design elements and details which add visual interest to these areas.

G7. Materials on and surrounding prominent facade sections shall be attractive and of high-quality.

Design Standards

All Development, Continued Prominent Facade Sections, Continued S6. Prominent facade sections shall include distinctive

architectural expressions in its facade, including at least two of the following:a. Operable entry within 10 feet of the building corner or

within the terminating view;b. Tower forms with an increase in height no less than 10

percent of the adjacent wall height;c. Windows of an increased size, quantity or distinct

character that results in a higher level of transparency than adjacent facade sections;

d. Increased glazing and transparency, with the full height of the wall area composed of no less than 30 percent transparent glass. For the purposes of measurement, this area shall be no less than 20 feet in length on a wall section at the terminus of a primary internal drive or public street or 10 feet in length along each facade when located at a corner of a building;

e. Marquee or expressive canopies with colors and materials distinctive from the rest of the building;

f. Special paving such as scoring or pavers; org. Focal point such as a fountain or sculpture.h. Higher bays which may include multiple floor levels and

are a minimum 14 feet or change in bay size which is reflected in the facade, not exceeding 30 feet;

i. Change in building base and/or cornice treatments that result in an increased level of detail from surrounding facade sections;

j. Cupola; ork. Turret.

S7. Primary Materials, as defined in Section 7.0503(B)(7), shall be used for no less than 80 percent of the street-facing facades. Primary material usage on the remainder of the facade shall be measured independently and shall follow standards specified in Section 7.0503(B)(7).

Fig B.1.S6.b: A building which terminates the view of a major street is enhanced by high-levels of details within the facade.

Fig B.1.S6.c: Higher bays, which extend two-stories in height, emphasize a highly-visible facade section.




Design Standards

Commercial and Institutional DevelopmentS8. Buildings shall have a quantity of masses which correspond to

the footprint size:a. Buildings with footprints up to and including 30,000

square feet may consist of one mass or building volume. b. Buildings with footprints greater than 30,000 square feet

shall be comprised of at least two masses or building volumes.

S9. Masses shall be attributed to distinct building volumes, jogs in the facade, or other changes in the facade as approved by the Manager. Changes in mass shall include a change in depth greater than that used for articulating features as specified in Sections 7.0503(B)(1) and 7.0503(B)(4).

S10. Buildings which are required to have multiple masses shall place the tallest mass within the setback area specified in Section 7.0503(B)(2).

S11. When the building is on the corner of two streets, the tallest mass shall be within the setback area of the primary street or at the corner.

Design Guidelines

Commercial and Institutional DevelopmentG8. The quantity of masses required

shall be sufficient to add interest to buildings of that scale.

G9. Buildings shall not include long, monotonous, uninterrupted walls and shall utilize design strategies which create depth and add interest to the facade. Changes in masses shall be sufficient to provide visual distinction between wall planes.

G10. Buildings shall utilize building masses to frame and define streets and public spaces, establishing more prominence at these locations.

G11. Building masses shall emphasize highly visible areas including street intersections.


Fig B.1.S11: The tallest mass of the building is placed along the primary street on which the building is located.

Fig B.1.G9: Changes in massing create depth in the facade and are sufficient to provide visual distinction between wall planes.

Fig B.1.S8: A building with a large footprint is divided into multiple masses, each greater than 25% of the footprint.

12 3




Design Guidelines

Commercial and Institutional Development, ContinuedG12. Commercial, institutional, and mixed-

use buildings shall not include long, monotonous, uninterrupted walls and shall utilize design strategies which create depth and add interest to the facade. Changes in depth shall be sufficient to provide visual distinction between wall planes.a. INSIDE THE TRIANGLE: Articulating

elements shall provide surface relief, depth and shadows to the facade by being recessed and/or projected.

OUTSIDE THE TRIANGLE: Articulating elements shall provide surface relief, depth and shadows to the facade by being recessed or projected.

b. Changes in building depth shall reinforce and create a consistent street wall.

Design Standards

Commercial and Institutional Development, ContinuedS12. INSIDE THE TRIANGLE: Commercial, institutional, and mixed-

use buildings: Building walls shall be articulated with design features which add visual interest and prevent the appearance of blank walls. Facades visible from streets, public spaces and parking areas shall utilize at least one of the following strategies:a. A repeating pattern of wall recesses and/or projections

that has a relief of at least 12 inches (such as recessed structural bays or recessed window openings between columns). Wall recessions and projections shall be at intervals of not greater than 30 feet with customer entries and those facing the street and at intervals not greater than 100 feet on remaining facades; or

b. Changes in wall plane with a depth of at least 24 inches which respond to the building module. These changes in wall plane shall occur at intervals of not less than 25 feet and not more than 100 feet.

OUTSIDE THE TRIANGLE: Commercial, institutional, and mixed-use building walls shall be articulated with design features which add visual interest and prevent the appearance of blank walls. Facades visible from streets, public spaces and parking areas shall utilize at least one of the following strategies:c. Changes in plane with a depth of at least 24 inches at

intervals of not less than 30 feet and not more than 90 feet. Changes in plane attributed to required changes in building mass shall not count toward this requirement; or

d. A repeating pattern of wall recesses and projections at intervals of not less than 30 feet and not more than 90 feet. These recesses and projections shall have a relief no less than 16 inches.

Fig B.1.G10: Changes in building massing frame the public space and highlight important locations, such as street intersections.

belt coursebelt course

Fig B.1.S12.a: This building has a belt course running across the building above the third story windows.


Fig B.1.S12.b: Major vertical mullions, in conjunction with a change in plane, visually break up an all glass facade.

Fig. B.1.S12 OUTSIDE THE TRIANGLE: A repeating pattern of wall recesses at window openings articulates the building facade.




Design Guidelines

Commercial and Institutional Development, ContinuedG13. Commercial and institutional spaces

shall have adequate first-floor heights to convey the existence of commercial or institutional space on the ground floor and provide a comfortable, leasable retail, service or working environment with opportunities for light to enter the space from the street and sidewalk.

Design Standards

Commercial and Institutional Development, ContinuedS13. Commercial and institutional ground-floor heights shall be a

minimum of 12 feet from the top of the floor to the lowest structural element of the ceiling. One-story buildings (or portions of buildings) shall have a front facade elevation of at least 15 feet, including roof forms, for at last 60 percent of the facade length.

Fig. B.1.G12.c: Recessed windows create depth in the facade.

Fig B.1.G12.a INSIDE THE TRIANGLE: Horizontal elements, including a series of belt courses, the cornice and the bulkhead, establish rhythm in the storefront.

bulkheadbulkhead

belt coursebelt course

cornicecornice


Fig. B.1.G12.b OUTSIDE THE TRIANGLE: Changes in wall plane are used to create visual interest and reduce the perceived scale of wall planes.




Design Guidelines

Residential Development G14. Multi-family buildings shall follow the

Guidelines specified in Section 7.0103.

Existing Development G15. Existing Buildings: Existing buildings

shall follow the appropriate building facade Guidelines when changes to the building facade are reviewed for a permit.

G16. Existing buildings shall follow the above Guidelines when changes are made to the building envelope.

G17. New additions to historic buildings shall complement the original facade without competing with it.

Design Standards

Residential Development S14. Multi-family buildings shall follow the Standards specified in

Section 7.0103.

Existing Development S15. Renovations which modify the exterior building facades

and require a permit shall follow Sections 7.0503(B)(1) at the discretion of the Manager. Renovations which do not change the existing exterior building facade are exempt from the Standards specified in Sections 7.0503(B)(1) Facade Composition and Building Articulation.

S16. Renovations of existing buildings with footprints over 30,000 square feet that add 5,000 square feet of footprint or greater shall have no less than two masses at the discretion of the Manager. Renovations which do not change the existing building envelope are exempt from Standards specified in Building Massing.

S17. New additions to buildings designated as historic on the City of Gresham’s Historic and Cultural Landmarks List shall be complementary and a separate distinct mass from the existing building.

Fig B.1.S12: A building which is designed with pilasters and belt courses to enhance the facades.


Fig B.1.G12: A mixed-use building which utilizes a variety of design strategies to add depth and interest to the facade.




2. Roofs

Design Guidelines

All DevelopmentG1. Buildings with low-sloped roofs shall

use design strategies to minimize heat islands and reduce energy usage associated with solar gain attributed to the roof surface.

Design Standards

All DevelopmentS1. All low-sloped roof surfaces (pitches less than or equal to 2:12)

shall utilize a “white roof” with a Solar Reflectance Index (SRI) of 78 or greater, exclusive of space dedicated to mechanical systems, vegetated roof surfaces or solar panels.

Intent: To minimize negative environmental impacts from development by utilizing sustainable building techniques which reduce stormwater runoff, heat island effects and pollution associated with energy usage and transportation.


B. SustainabilityI. Sustainable Architectural Design Fig. B.2.S1: A flat roof is painted white for a high SRI

value.




3. Entries

Design Guidelines

All DevelopmentG1. All buildings shall be oriented toward

and accessed from the street. If a building has frontage on more than one street, it shall be oriented and designed to provide reasonable pedestrian access along the most active street frontages. Buildings shall address transit facilities.

G2. Buildings shall generally orient an entry to the intersection of public streets if located on a corner. Addressing shall be posted as required in Section 7.0503(B)(3)(S2).

G3. Pedestrian circulation routes shall connect to building entries.

Design Standards

All DevelopmentS1. Each building shall provide at least one entry facing the

primary street on which the building is located. The primary street shall be the street of highest functional classification or Design Street as determined by the Manager or Design Commission. For sites abutting or facing a light rail station or abutting a street containing a transit way, at least one primary building entry and facade shall face the station or transit way street.

S2. If a building is located at the intersection of two streets classified as a major or standard arterial, boulevard or Design Street, an entry shall be located at the building corner or within 10 feet of the corner. The full address assigned by the Manager shall be posted on or near the entrance not bearing the assigned street address. Failure to post an address as assigned by the Manager shall constitute a violation of Code.

S3. Pedestrian circulation routes shall connect to all public building entries.

Intent: To orient buildings appropriately to enhance pedestrian accessibility and place the most visually interesting facade in public view, and to ensure building entries establish prominence in the facade and are an attractive component of the buildings while promoting pedestrian comfort, safety, and orientation.


A. Physical EnvironmentC. Safe DesignD. Transportation Modes G. CompatibilityH. Architectural QualityL. High-Quality Materials

Fig. B.3.G1: A building oriented toward the street with entries present on the sidewalk.

Fig. B.3.G2: A corner entry on a building located at the intersection of two streets.

Fig. B.3: A commercial building with an entry located at the corner.




Design Standards

All Development, ContinuedS4. Building entries shall feature a design that demonstrates visual

prominence and architectural emphasis. Primary building entrances shall be open to the public during all business hours.

S5. Building entries shall include a visible change in building form from adjacent facade sections with a change in depth of at least 12 inches. This could include recessed building entries, changes in mass or smaller changes in wall plane.

S6. Building entry features shall include two of the following features in the entry design to highlight the entry:a. Oversized entry door(s) of a minimum height of 8 feet;b. Change in material, color, texture, pattern or articulation

at the entry;c. Projecting entry including porches, canopies and

articulated lintels above the doorway;d. Change in roof form such as but not limited to a curved,

straight or sloped roof;e. Enhanced building ornamentation in the entry area, in

addition to that required in other sections of the Code, including but not limited to:i. Ornamental glazing, such as sidelights, flanking the

doorway that is a minimum width of 1 foot and is the full height of the doorway;

ii. Ornamental railings leading to the entry;iii. Ornamental balustrades;iv. Wall sconces on each side of the entry; and v. Flanking columns.

f. Distinct and decorative stone, masonry or tile paving pattern on the adjacent entry private sidewalk section. The size and design of the paving pattern shall correspond to the geometry established in the entry feature;

g. An entry courtyard of a minimum dimension of 500 square feet where the minimum dimensions for either length or width is 20 feet. The courtyard shall provide year-round site furnishings like benches, tables and sitting areas; prominent landscape features such as integrated planters, trellis or arbors; or

h. Water feature.

Design Guidelines

All Development, ContinuedG4. Building entries shall be designed

as a distinct, prominent element of the building which complements the remainder of the design.

G5. Entries shall include a change in form of sufficient dimension to visually distinguish the entry from the remainder of the building facade.

G6. Entries shall include design features and strategies which highlight these areas of the facade.

Fig B.3.G4: Building entries shall be a prominent element in the facade.

Fig B.3.G5: An entry courtyard is used to distinguish it from the rest of the facade.

Fig B.3.S6: A change of materials highlights the entries to this traditional storefront.

3. Entries, Continued




Design Standards

All Development, ContinuedS7. Buildings shall utilize attractive and high-quality materials

surrounding the entry.a. Building entry doors shall be of high-quality materials

such as commercial-grade solid wood, decorative glass, or other materials as approved by the Manager or Design Commission.

b. Within 30 feet along the length of the facade from each side of the entry doors, the building shall utilize only primary materials as specified in Section 7.0503(B)(7).

S8. Buildings shall provide weather protection in the form of a canopy, awning or other feature to a depth of at least 4 feet.

Commercial and Institutional DevelopmentS9. Primary building entrances shall be open to the public during

all business hours.

Design Guidelines

All Development, ContinuedG7. Materials on and surrounding the

entry feature shall be attractive and of high-quality.

G8. Entries shall provide pedestrians protection from weather.

Commercial and Institutional DevelopmentG9. Entries shall meet the requirements of

Section 7.0503(B)(3)(S9).

Fig B.3.S5: A small projection, complimented by a taller parapet and unique windows, gives prominence to the entry.

Fig B.3.S6: An entry courtyard with landscaped features adds prominence to the building’s entry.

Fig B.3.G7: Areas surrounding the entry shall utilize high-quality materials such as brick.

Fig B.3.S8: A recessed entry and continuous roof provides weather protection.





Design Guidelines

Commercial and Institutional Development, ContinuedG10. Buildings with long street frontages or

multiple street-facing tenant spaces shall provide additional entries to ensure reasonable pedestrian access and improve the appearance of the building and the public realm.

G11. Buildings located at the rear of the site shall provide entries that correspond with pedestrian circulation routes, such as the intersection of public streets, primary internal drives and other pedestrian connections.

Design Standards

Commercial and Institutional Development, ContinuedS10. Additional entries on a single building facade shall be required

as follows:a. When a building faces a public street or primary internal

drive and its length exceeds 300 feet, the building shall provide at least two operable entries on that street-facing facade.

b. When a multi-tenant building facade exceeds 120 feet in length with multiple tenant spaces located at the street edge, a minimum of two entries shall be provided on that facade. At the discretion of the Manager or Design Commission, a covered breezeway through the building may count as one entry for the purposes of this requirement.

S11. Buildings located at the rear of the site along public streets or primary internal drives shall provide entries as noted in Section 7.0503(B)(3)(S1)-(S3) and (S10) above.

Fig. B.3.G10: A mixed-use building with entries for each ground floor retail tenant and separate entrances for upper level uses.

Fig. B.3.S10.b: A multi-tenant building over 120 feet in length with multiple street-facing entries.

Fig. B.3.S10.a: Site diagram illustrating potential entry configuration of multiple buildings on a site.

Local Street

Arterial

cc

cc

Local Street

Arterial

Multi-tenant buildings at the street over 120 feet in length with multiple entries

Street-facing facade over 300 feet with multiple entries

A building over 30,000 square feet with entries on multiple street facing facades





Design Guidelines

Commercial and Institutional Development, ContinuedG12. Mixed-use buildings shall have distinct

entries for each component of the mixed use.

Additional Guidelines Applicable to Buildings Greater than 30,000 Square FeetG13. When a building faces multiple streets,

entries shall be provided on multiple frontages to enhance the accessibility and walkability of the development.

Residential Development G14. Multi-family building entries shall

incorporate transparent elements to allow residents to view in and out before opening doors.

Design Standards

Commercial and Institutional Development, ContinuedS12. When part of a mixed-use development, residential and other

non-retail commercial uses shall have a distinct entry that is not shared with a retail use. A shared lobby space may serve multiple users of the same type. Required residential and non-retail entries shall be on and face a public street and may count toward the building entry requirement.

Additional Standards Applicable to Buildings Greater than 30,000 Square FeetS13. Each building shall provide at least one entry on each street

frontage it faces except as follows:a. If the building has three street frontages, the building shall

have a minimum of two frontages with operational entries.b. If the building has four or more street frontages, the

building shall have a minimum of three frontages with operational entries.

c. Corner entries facing two street frontages shall count as an entry on each frontage.

Residential Development S14. Multi-family buildings shall follow entry design Standards

specified in Section 7.0103. In addition, the following Standards shall apply:a. Exterior corridors, exit ways and stairs visible from the

street are not permitted, except for the main entry stair leading to the building entrance.

b. Building entries, including those that access the parking area, shall be designed with transparent glass that allows users to look out prior to exiting the building.


Fig B.3.S14: Clear entry doors allow residents of multi-family buildings to look out before exiting.




Design Guidelines

Residential Development: Multi-Family and Single-Family AttachedG15. Residential buildings shall be oriented

to and accessible from the street. Building entries may either face the street or face a common area that is prominently located and visible from the street.

Fig. B.3.S15.a: A courtyard residential building with multiple ground floor entries.

Design Standards

Residential Development: Multi-Family and Single Family AttachedS15. Residential buildings shall incorporate entries as follows:

a. For buildings without a courtyard: i. The primary entry or entries for all ground-floor units

abutting the street shall open directly onto the street right-of-way, not to the interior of the site or to a parking lot. Secondary entrances may face parking lots or other interior site areas.

ii. The primary entry for dwellings with frontage on both a public street and an alley shall be oriented to the street, not to the alley.

b. For buildings with a central courtyard space: The primary entry or entries for all ground-floor units abutting the street or courtyard shall open directly onto the street right-of-way or onto a central courtyard. Secondary entrances may face parking lots or other interior site areas. A second entrance facing the street right-of-way shall present the same finished appearance as the primary entry and shall not include rear fenced-in patios or sliding glass doors.

Fig. B.3.S15.b: Townhomes with each unit entry facing the street and connected to the sidewalk.





Design Guidelines

Residential Development: Multi-Family and Single-Family Attached, ContinuedG16. Transitions. The development shall

promote security by permitting passive surveillance while providing a sense of privacy for the residents and a distinction between the public sidewalk realm and the private unit realm. a. Residential units located at the

sidewalk level shall be connected to the sidewalk while providing a degree of visual privacy for residents. A separation between the first floor and the street level where residential uses occupy the first floor shall be provided to create layers (such as gardens, stoops, and porch railings) that mark the transition between public and private spaces.

b. Within the setback area, the setback shall convey a residential character, with planting or hardscape, and may not be used for storage or service access. Fences and railings shall not create a visual barrier.

Existing Development G17. Existing Buildings: Existing building

entries that are renovated and require a permit shall comply with the appropriate Guidelines and Standards specified in this section.

Design Standards

Residential Development: Multi-Family and Single-Family Attached, ContinuedS16. Ground floor residential units shall incorporate a minimum of

one of the following transition elements:a. Front porch that is 6 feet deep and 3 feet above grade;b. Stoop that is a minimum of 3 feet above grade and 4 feet

wide;c. Front landscape courtyard; ord. A 30 inch decorative iron or metal garden fence or

decorative brick or stone wall.

Existing Development S17. When existing building entries are renovated and require a

permit, the buildings shall comply with all entry Standards. If the building exterior is not changed and the entry feature does not include a change in form, these entry Standards shall not be required.

Fig. B.3.S16.b: Landscaping behind a decorative metal fence defines private space at the street edge.

Fig. B.3.S16.a: Townhomes which have elevated stoops as transition elements.

Fig. B.3.G16: Townhomes which include landscaping and an increase in grade from street level to ensure privacy.





4. Facade Composition and Ground Level DetailsIntent: To incorporate contextually sensitive design features and

strategies which add depth, details and interest to enhance and enliven wall planes, add visual interest, reduce the scale of long wall sections, and create attractive building facades. To minimize negative environmental impacts from development by utilizing sustainable building techniques which reduce stormwater runoff, heat island effects and pollution associated with energy usage and transportation.


A. Physical EnvironmentB. SustainabilityC. Safe DesignF. Landscaping G. CompatibilityH. Architectural QualityI. Sustainable Architectural DesignJ. RehabilitationL. High-Quality Materials

Design Guidelines

All Development G1. Mechanical Screening: The Standard in

Section 7.0503(B)(4)(S1) is required. Utilities shall be screened from the public realm and the internal public or private areas.

G2. Mechanical equipment and individual through wall units shall not detract from building architecture and facade composition and shall be designed to minimize their visibility. Equipment shall not project beyond the adjacent finished wall plane and shall be screened and integrated into the building’s overall architectural design, facade composition, and detailing.

Design Standards

All Development S1. Mechanical and communication equipment and components

shall be screened so they are not visible from streets and other street level public spaces, including alleys. They shall be screened in a manner that is compatible with the architectural character of the building. Appropriate screening for rooftop equipment includes parapet walls or architecturally compatible fabricated enclosures such as panels and walls. The Manager may require a review of rooftop equipment screening by requesting sight line studies. Utilities such as transformers, heating and cooling, electric meters and other utility equipment shall not be located within 5 feet of the front entrances and shall be screened with evergreen landscape materials of a height and spacing at time of planting that will screen with equipment or with fencing that is opaque and screens the equipment.

S2. Packaged Terminal Air Conditioners, Packaged Terminal Heat Pumps and similar systems with through-wall heating/cooling that are visible, including from internal public or private areas, shall not be allowed.

Fig B.4.S3.a: Solar shades are used to minimize summer heat gain while allowing passive heating in the winter.




Design Guidelines

All Development, ContinuedG3. Developments shall utilize strategies

that reduce water and energy usage attributed to site and building development, building use and the transportation of building users while not detracting from good site and building design. Healthy and sustainable communities shall be created that incorporate “best practices” such as LEED™ to conserve natural resources and reduce energy usage and carbon emissions.

Design Standards

All Development, ContinuedS3. Energy conservation in site and building development shall be

promoted through sustainable building techniques and design strategies specified in this section. a. The minimum quantity of required sustainable building

techniques and design strategies shall be as follows:i. Commercial, employment, live/work, mixed-use, and

civic developments shall include a minimum of one sustainable building technique and design strategy.

ii. Commercial buildings over 30,000 square feet shall include a minimum of two sustainable building techniques and design strategies.

b. Sustainable building techniques and design strategies shall include any of the following:i. Solar energy panels installed on the roof or other

location shall be approved by the Manager or Design Commission depending on the procedure type. Solar energy panels shall be integrated into the building design or shall be designed to have minimal adverse visual impacts on other surrounding areas (such as by screening from view at street level) and yet not interfere with the purpose of the solar panels. The quantity of solar energy panels shall:a. Generate 10 percent of the typical energy

usage for the building in renewable energy at a minimum. The typical energy model for the building shall be determined by referencing the LEED™ standards; or

b. Comprise an area equivalent to a minimum of 20 percent of the roof area.

ii. A vegetated roof surface comprising a minimum of 30 percent of the roof area.

iii. One of the following passive energy reduction design strategies:a. Include protected double door vestibule on the

north and east sides of the structure or add an effective windbreak such as a wall;

b. Orient the long axis of the building east and west, with unobstructed solar access to the south wall and roof; or

c. Locate the windows to take advantage of passive solar collection and include architectural shades/reflectors (such as window overhangs) that reduce summer heat gain while increasing natural illumination and encouraging passive solar heating in the winter.

Continued on next page

Fig B.4.S3.b: This Hydrotech TM roof-top garden provides attractive functional open space while saving building energy costs.

Fig B.4.S3.c: These green roof gardens help purify the urban air and lower urban air temperatures.

4. Facade Composition and Ground Level Details, Continued




Design Guidelines

All Development, Continued

Design Standards

All Development, ContinuedS3. Continued b. Continued

iv. Skylights or another daylighting system which illuminates 75 percent of the building floor area, with skylights occupying a minimum of 3 percent of the roof area with spacing between the skylights not greater than 1.4 times the ceiling height.

v. Provide alternative transportation infrastructure including:a. An on-site alternative fuel refueling station (such

as an electric, biodiesel, or natural gas fueling station, etc.) An electric fueling station must be within sight of a functional building entry; and

b. Bicycle facilities including employee showers and changing areas.

vi. Source sustainable and local building materials from within 500 miles of the development site for no less than 20 percent of the total construction materials.

vii. At least 20 percent of trees, 20 percent of shrubs, and 20 percent of groundcover plants shall be food-producing perennial species, such as named varietals of cherries, apples, hazelnuts, blueberries, strawberries, etc. Parking lot and street trees shall be selected from the Recommended Parking Lot and Street Tree Lists.

viii. Another sustainable element approved by the Manager.

Fig B.4.S3.f: A large green roof reduces heat islands, minimizes stormwater and provides residents with a roof-top amenity in this mixed-use development.

Fig B.4.S3.d: A skylight is the primary means of illumination in the center of this pedestrian mall.

Fig B.4.S3.e: An electric vehicle charging station located in a highly visible place encourages its use.





Design Guidelines

Commercial and Institutional DevelopmentG4. Commercial, institutional, and mixed-

use buildings shall create a rhythm of repeating elements that help establish continuity in the facade.

G5. Street-facing facades shall have additional design elements at the street level to add interest, enhance the building appearance, establish greater depth in the facade and enliven the pedestrian realm. These features shall complement those used to satisfy the Guidelines and Standards of Section 7.0503(B)(1) Building Massing and Articulation.

Design Standards

Commercial and Institutional DevelopmentS4. All facades shall establish a rhythm by repeating design

elements at regular spacing along the length and/or height of the facade. All facades in the Triangle Area shall contain at least one of the following design features: a. Columns or pilasters with plinths at regular intervals no

greater than 30 feet apart. b. Major vertical mullions of at least 6 inches in width, and

larger than other mullions in the same window opening, on all-glass facades.

c. Vertical reveals no less than 6 inches.d. Belt courses above ground floor level and along the entire

facade.e. Lintels or arches over the windows and doors.

S5. Commercial, institutional, and mixed-use building facades facing public streets shall contain additional ground level details that further enliven the pedestrian realm and create attractive building fronts.

INSIDE THE TRIANGLE: Building facades facing public streets in the Triangle Area shall contain at least three of the following design features:a. Medallions at regular intervals no greater than 30 feet.b. Transom windows above storefront windows and doors.c. Projecting sills, a minimum of 2 inches from the window

pane.d. Lintels or arches (including but not limited to flat,

segmented and round arches) over windows and doors. e. Ornamental brick or tile work, such as a herringbone

pattern, on a minimum of 5 percent of the ground level facade.

f. Pedestrian-scaled lighting fixtures or wall-mounted projecting lighting fixtures such as wall sconces at regular spacing no greater than 30 feet.

g. Awnings, canopies or solar shades/reflectors placed over windows, doors or outdoor spaces with a minimum projection of 4 feet.

h. Projecting signs or banners oriented toward pedestrian walks.

i. Outdoor seating areas enclosed by a fence, wall or landscaping at a height of 30 inches.

j. Planter boxes, a minimum of 6 square feet, and not in an accessible pedestrian walk.

k. Other feature approved by the Manager or Design Commission.

Continued on next page

Fig B.4.S4: In addition to changes in wall plane, pointed and round arches over windows enhance the facade.

Fig B.4.S5.a: An example of ornamental brickwork in a mixed-use building.

Fig. B.4.S5.b: An outdoor seating area adds interest and creates opportunities for pedestrian activity.





Design Guidelines

Commercial and Institutional Development, Continued

Design Standards

Commercial and Institutional Development, ContinuedS5. Continued OUTSIDE THE TRIANGLE: Buildings facades facing public streets

in the Outside Triangle Area shall contain at least two of the following design features:l. Medallions at regular intervals no greater than 30 feet;m. Transom windows above storefront windows;n. Projecting sills, a minimum of 4 inches from the window

pane; o. Lintels or arches (including but not limited to flat,

segmented and round arches) over windows and doors; p. Ornamental brick or tile work, a minimum of 5 percent of

the ground level facade;q. A minimum of two pedestrian-scaled lighting fixtures or

wall-mounted projecting lighting fixtures such as wall sconces at regular spacing no greater than 30 feet;

r. Awnings, canopies or solar shades/reflectors placed over windows, doors or outdoor spaces with a minimum projection of 4 feet;

s. Projecting signs or banners oriented toward pedestrian ways such as sidewalks not larger than 16 square feet;

t. Outdoor seating areas enclosed by a fence, wall or landscaping of a height of 30 inches;

u. Planter boxes, a minimum of 6 square feet, not in a pedestrian way; or

v. Other feature approved by the Manager or Design Commission.

Fig B.4.G5: The ground level is enhanced by features including light fixtures, an awning over the door and transom windows.

Fig B.4.S5.e: Transom windows, projecting signage and a seating area enhance the facade’s ground level.

Fig B.4.S5.d: Large awnings shade windows and provide weather protection on the ground level of a commercial building.

seating area seating area

transom windowstransom windows

projecting signageprojecting signage

Fig. B.4.S5.c: Projecting sills and wall-mounted lighting fixtures add detail to this commercial building’s facade.





Design Guidelines

Commercial and Institutional Development, ContinuedG6. Storefront windows shall utilize a

bulkhead or other design feature to transition the building to the ground and establish depth and interest in the facade.

G7. Buildings shall feature an architecturally distinct base to address and enhance the meeting of the building and ground.

Design Standards

Commercial and Institutional Development, ContinuedS6. Ground floor storefront windows shall be designed with

bulkheads between 1 foot and 2 feet above ground level.

S7. Building Base: Building facades shall include design elements which establish a building base. Building bases shall consist of a visible change in the building facade, and include one of the following:a. A change in material;b. Texture;c. Pattern; d. Ornamentation; or e. A change in depth no less than 4 inches. The required

change in depth for bases may be reduced to 2 inches when they intersect other articulating features, such as pilasters, in order to provide visual distinction.

Fig B.4.G7: A defined base transitions the building facade to the ground and complements other features on the building.

Fig B.4.S7: A building base which utilizes a change in material. A full story base may be appropriate on taller multi-story buildings.

Fig B.4.S8: Integrated planters may be used in place of a building base.





Design Standards

Commercial and Institutional Development, ContinuedS8. Building Base: The building base shall be a minimum height

no less than 5 percent of the facade height and shall not exceed 20 percent of the facade height. At the discretion of the Manager or Design Commission, multi-story buildings of three levels or greater may have a building base equal to the wall area attributed to the ground floor. A landscape area at the base of the building with plant material at least 5 percent of the facade height may count toward the building base requirement.

S9. On street-facing facades, ground floor commercial, employment and live/work uses shall be at the sidewalk elevation.

Residential Development S10. Multi-family buildings shall follow the Standards specified in

Section 7.0103.

S11. When multi-family space is present on the ground floor, one of the following features shall be present on street facing facades:a. Building base landscaping no less than 5 feet deep. b. On street frontages, a space-defining decorative fence,

wall, hedge or retaining wall 30 inches in height located at the property line or setback no more than 5 feet.

Design Guidelines

Commercial and Institutional Development, ContinuedG8. Building bases shall be proportional

to the size of the building and shall be visually pleasing.

G9. Commercial, institutional, and mixed-use buildings shall be designed to allow easy access between public areas and the building’s interior.

Residential Development G10. Multi-family buildings shall follow the

Guidelines specified in Section 7.0103.

G11. Multi-family buildings shall contain features and design strategies that create defensible space and a separation between public and private spaces.

Fig B.4.G11: Townhomes that are elevated above grade and have large front porches. This strategy reinforces ownership and encourages eyes on the street.

Fig B.4.S11: An elevated landscaped area and a decorative wall create a division between public and private space.





Design Guidelines

Residential Development, ContinuedG12. Provide a transitional design feature(s)

between public spaces and residential spaces at the ground floor to distinguish between public and private realms.

Existing Development G13. Existing Buildings: Existing buildings

shall follow the appropriate building facade and ground level details Guidelines when changes to the building facade are reviewed for a permit.

Design Standards

Residential Development, ContinuedS12. Multi-family space on the ground floor, excluding mixed-

use buildings with commercial ground floors, shall provide a transition between public space and private space by incorporating a minimum of one of the following transition elements:a. Elevate the first floor a minimum of 3 feet above grade.

Entries may be at grade; or b. Set back the building an additional 5 feet beyond the

minimum setback or recess the first floor an additional 5 feet beyond the second-floor facade; or

c. Provide a front porch that is a minimum of 48 square feet with minimum dimensions to fit a 5-foot by 6-foot rectangle inside the porch area; or

d. Provide a front landscaped courtyard of at least 60 square feet separated by a minimum 30-inch-tall hedge or decorative fence; or

e. Provide raised planter(s) between 18 inches and 30 inches in height and 4 feet in depth as measured from the point of the planter nearest the front property line. The planter(s) shall occupy at least 50 percent of the frontage of each unit and be planted with perennial landscaping; or

f. Other strategy as determined by the Manager or Design Commission.

Existing Development S13. Renovations which modify the exterior building facades and

require a permit shall follow this section at the discretion of the Manager. Renovations which do not change the existing exterior building facade are exempt from Standards specified in this section.





5. TransparencyIntent: To create visual interest on building facades by providing views

into active spaces and by allowing for passive surveillance of exterior areas while providing for daylighting of interior spaces.


A. Physical EnvironmentB. SustainabilityC. Safe Design H. Architectural QualityJ. RehabilitationL. High-Quality Materials

Design Guidelines

All DevelopmentG1. Windows shall be designed to

establish a sense of depth and create shadows within the facade.

Commercial and Institutional DevelopmentG2. INSIDE THE TRIANGLE: Buildings that

face the most active streets with the highest street classifications shall contain the highest levels of transparency at the pedestrian level.

OUTSIDE THE TRIANGLE: Commercial buildings that face the most active streets with the highest street classifications shall contain higher levels of transparency at the pedestrian level.

Design Standards

All DevelopmentS1. Windows shall be recessed a minimum of 4 inches from the

building plane.

Commercial and Institutional DevelopmentS2. INSIDE THE TRIANGLE: Street-facing facades of buildings that

face Stark or 181st Street shall be composed of clear glass for a minimum of 60 percent of the ground floor between the heights of 2 feet and 12 feet.

OUTSIDE THE TRIANGLE: Street facing facades of commercial, institutional, and mixed-use buildings that face Stark or 181st Street shall be composed of clear glass for 60 percent of the ground floor between the heights of 2 feet and 12 feet.

Fig B.5.S1: Storefront windows recessed to establish depth.

Fig B.5.S2.a: High levels of transparency are required between the heights of 2 and 12 feet on street facing facades.

Fig B.5.G1: Ground floor windows are recessed from the building wall to create depth.




Design Guidelines

Commercial and Institutional Development, ContinuedG3. INSIDE THE TRIANGLE: Buildings that

face less active streets shall contain high levels of transparency at the pedestrian level on facades which face the street.

OUTSIDE THE TRIANGLE: Commercial, institutional, and mixed-use buildings shall contain high levels of transparency at the pedestrian level on facades which face the street.

G4. Non-street facing facades which have entries shall have sufficient levels of transparency to ensure the safety of these areas by allowing for natural surveillance.

Design Standards

Commercial and Institutional Development, ContinuedS3. INSIDE THE TRIANGLE: Street-facing facades other than the

buildings that face 181st or Stark Street shall be composed of clear glass for a minimum of 50 percent of the ground floor between the heights of 2 feet and 12 feet, except as noted below.

OUTSIDE THE TRIANGLE: Street-facing facades of commercial, institutional, and mixed-use buildings, other than those that face 181st or Start Street, shall be composed of clear glass for 50 percent of the ground floor between the heights of 2 feet and 12 feet.

S4. INSIDE THE TRIANGLE: Non-street-facing facades that face parking areas or other frequently used outdoor spaces, as determined by the Manager, shall be composed of clear glass for a minimum of 25 percent of the ground floor between the heights of 2 feet and 12 feet to allow for passive surveillance of these areas. Landscaping and other features between the facade and these areas shall be designed so as not to obstruct views from interior spaces.

OUTSIDE THE TRIANGLE: Non-street-facing facades that face a parking area or other frequently used outdoor space, as determined by the Manager, shall be composed of clear glass for a minimum of 25 percent of the ground floor between the heights of 2 feet and 12 feet to allow for passive surveillance of these areas. Landscaping and other features between the facade and these areas shall not obstruct views from interior spaces.

Fig B.5.S2.b: High levels of transparency are required between the heights of 2 and 12 feet on street-facing facades.

Fig B.5.G4: Non-street facing facades shall include transparency to allow passive observation of the parking area.

Fig B.5.G3 OUTSIDE THE TRIANGLE: Facades facing the primary street of the site shall have the highest level of transparency.

5. Transparency, Continued




Design Guidelines

Commercial and Institutional Development, ContinuedG5. Upper building stories shall provide

clear glass windows.

G6. INSIDE THE TRIANGLE: Windows shall reinforce a vertical proportion on the facade and not contribute to a dominant horizontal geometry in the building.

OUTSIDE THE TRIANGLE: Vertical window openings are preferred; however, window openings may exhibit a horizontal proportion.

Design Standards

Commercial and Institutional Development, ContinuedS5. INSIDE THE TRIANGLE: Upper levels of street facing facades

shall be composed of clear glass for 25 percent of the wall area above the ground floor, excluding roof shapes and parapets.

OUTSIDE THE TRIANGLE: Upper levels of street facing facades shall be composed of clear glass for 20 percent of the wall area above the ground floor, excluding roof shapes and parapets.

S6. Window openings are preferred to exhibit a vertical proportion. Window openings shall not exhibit a horizontal proportion greater (more horizontal) than two-to-one.

Fig B.5.G5.b: Upper levels as well as the ground floor shall include high levels of transparency.

Fig B.5.G5.a OUTSIDE THE TRIANGLE: Upper levels as well as the ground floor shall include high levels of transparency.

Fig B.5.S6.b: Window proportions are preferred to be vertical. Horizontal proportions are allowable up to 2:1.

Fig B.5.S5 and B.5.S6.a: The upper level incorporates vertically-oriented windows to increase transparency and prevent a dominant horizontal geometry in the facade.

2

1

3

1

Preferred ProhibitedAllowablePreferred Allowable Prohibited

1 12 3





Design Guidelines

Commercial and Institutional Development, ContinuedG7. INSIDE THE TRIANGLE: When

buildings require specific areas not to be transparent, a limited amount of displays that are integrated into the building may substitute for transparent glazing.

OUTSIDE THE TRIANGLE: When buildings require specific areas to not be transparent, a limited amount of displays that are integrated into the building may substitute for transparent glazing. Objects which obstruct views between interior and exterior spaces shall be limited to ensure visibility.

G8. Glass shall not be mirrored or tinted to prevent views into spaces. Glass shall be as clear as possible while meeting applicable energy codes.

Design Standards

Commercial and Institutional Development, ContinuedS7. Visual Connectivity: The following Standards ensure true visual

connectivity between interior and exterior spaces:a. INSIDE THE TRIANGLE: Ground floor windows shall

provide views into active spaces such as storefronts, offices, lobbies, etc. At the discretion of the Manager or Design Commission, display windows that do not provide views into the building may count towards the required transparency if the display extends a minimum of 4 feet into the building and contains three-dimensional (3D) objects, such as product displays. Window boxes added to the exterior of the building are not permitted.

OUTSIDE THE TRIANGLE: At the discretion of the Manager or Design Commission, display windows that do not provide views into the building may count towards the required transparency if the display extends a minimum of 4 feet into the building and contains three-dimensional (3D) objects, such as product displays. Window boxes added to the exterior of the building are not permitted.

b. INSIDE THE TRIANGLE: Up to 25 percent of the required ground floor transparent area may be attributed to display windows as described in this section.

OUTSIDE THE TRIANGLE: Up to 50 percent of the required ground floor transparent area may be attributed to display windows as described in this section.

S8. To meet the clear, transparent glass requirement, storefront windows shall have a Visible Transmittance (VT) value of 60 percent or greater.

Fig B.5.S8: Only clear glass shall count toward the transparency requirement.

Fig B.5.S7: A limited amount of displays which extend into the building may count toward the transparency requirement.





Design Guidelines

Residential Development G9. When the common areas of multi-

family buildings do not require privacy, they shall have high levels of transparency.a. Multi-family building entries shall

provide sufficient transparency at the entry to enhance safety.

Existing Development G10 and 11. Existing buildings under

renovation which require a permit shall maximize transparency if windows are being replaced.

Design Standards

Residential DevelopmentS9. Multi-family buildings shall follow transparency Standards

specified in Section 7.0103. In addition, the following Standards shall apply:a. Ground floor spaces of multi-family buildings attributed to

common areas, such as lobbies, shared community rooms, fitness rooms, etc., shall be composed of clear glass for a minimum of 40 percent of the wall area between the heights of 2 feet and 10 feet.

b. Building entries that access the parking area shall be designed with transparent glass that allows users to look out prior to exiting the building.

c. Accessory, non-residential buildings, such as recreation or community centers, which abut a public street right-of-way, shall have at least 20 percent of the ground floor wall area facing the street in transparent windows, doorways, or display areas, including an entry opening directly onto the abutting street.

Existing Development S10. Existing buildings with levels of transparency less than the

amount specified shall not lessen the amount of transparency during renovations which require a permit if the exterior building facade is altered.

S11. When changes are being made to the facade of existing buildings, window openings which have been replaced with other materials (brick, block or other materials) and are visible from the street shall have transparent windows reinstalled in these locations.

Fig B.5.S11: A renovated building in which windows were reinstalled.

Fig B.5.S9: Lobbies and other common areas shall have increased levels of transparency in multi-family buildings.





6. GatewaysIntent: To enhance important intersections and locations within

Rockwood through strategies such as creating a strong architectural building statement, making changes to building form, and enhancing building details and landscape.


A. Physical EnvironmentE. Open SpaceH. Architectural Quality

Design Guidelines

All DevelopmentG1. Gateways shall mark prominent

intersections which are highly visible within Rockwood as shown in Fig. B.6.G1.a. 181st and Burnsideb. 181st and Starkc. Burnside and Stark

G2. Buildings surrounding these intersections shall be of a sufficient height to emphasize the hierarchy of these places. These buildings shall be generally taller than the surrounding buildings.

G3. To create pedestrian activity and additional interest in these areas, building entries shall be prominently located to emphasize the gateways.

Design Standards

All DevelopmentS1. The following intersections as shown in Fig. B.6.G1 shall be

considered Gateways and shall follow the Design Standards on private property as specified in this section:a. 181st and Burnsideb. 181st and Starkc. Burnside and Stark

S2. Building Scale: Building massing shall respond to the importance of these areas. Building masses facing and abutting these intersections shall be taller than adjacent facade sections and no less than three occupiable stories. An occupiable story may include a mezzanine if the facade contains elements such as windows that would indicate the presence of a second level. The three-story mass shall extend no less than 60 feet along each street frontage.

S3. Building Entries: Buildings shall have an entry accessible from the gateway. The building entry shall be no more than 10 feet from the building corner.

Fig B.6.G1: The location of Gateway intersections establish the Triangle Area within Rockwood and establish prominence at these intersections.

STARK

181ST

BURNSIDE

PINE

188T

H

192N

D

1 87T

H

182N

D

190T

H

OAK

COUCH

180T

H

179T

H

DAVIS

185T

H

ASH

184T

H

191S

T

ALDER

183R

D

ANKENY

191S

T

COUCH

COUCH

DAVIS

187T

H

179T

H

OAK

190T

H

COUCH

182N

D

190T

H

DAVIS

ASH


¯Gateways

Rockwood Triangle Area

Gateways

DRAFT

April 13, 2011

1"=300'

0 300 600150Feet

Stark StreetStark Street

Burnside Street

Burnside Street

181s

t Str

eet

181s

t Str

eet

Fig B.6.S2: Facade sections fronting the Gateway intersections shall be at least 3 occupiable stories.

Fig B.6.G3: Building entries shall be very close to gateway intersections to encourage pedestrian activity in these areas.




6. Gateways, ContinuedDesign Guidelines

All Development, ContinuedG4. Building facades shall utilize high-

quality materials to create attractive, durable and timeless buildings.

G5. Landscape plazas may be developed to add pedestrian spaces in areas that would be difficult to otherwise develop. The plazas shall be designed to encourage pedestrian gathering and utilization.

Design Standards

All Development, ContinuedS4. Primary Materials, as defined in Section 7.0503(B)(7), shall be

used for no less than 80 percent of the street-facing facades. Primary material usage on the remainder of the facade shall be measured independently and shall follow the Standards specified in Section 7.0503(B)(7).

S5. Landscaped Plazas: Because of irregular parcels created by the orientation of Burnside and Stark, landscaped plazas may be developed in place of buildings and count toward the building frontage requirement at the gateways. These plazas shall include the following features:a. At least 20 percent of the area shall be hardscaped with

decorative paving;b. At least 30 percent of the area shall be landscaped with

trees, shrubs, groundcover and perennial landscape plantings;

c. Pedestrian-scaled lighting fixtures shall be no taller than 18 feet;

d. An average of at least one bench or seating unit for each 200 square feet of area shall be provided (seating may be grouped into benches or ledges);

e. One element with sustainability attributes (such as but not limited to rain gardens, solar powered lights or equipment, or pervious pavement) shall be provided; and

f. An element that provides a focal point to the space shall be provided, such as but not limited to:i. An artistic design element such as a decorative paving

pattern, a pair of ornamental lighting elements, etc.;ii. A clock tower;iii. A water feature; iv. An art installation as approved by the Design

Commission; orv. Other features as approved by the Design Commission

or Manager.

Fig B.6.G4.a: Stone and other high-quality materials are appropriate for highly visible gateway buildings.

Fig B.6.G4.b: Glass and other high-quality materials are appropriate for highly visible gateway buildings.

Fig B.6.S5: Landscaped plazas with pedestrian amenities encourage activity at the Gateways.

Fig B.6.S4: High-quality materials, including brick, stone and glass, are used on facades facing important intersections.




7. Materials

Design Standards

All Development S1. Materials:

a. Buildings shall utilize primary materials for no less than 65 percent of each building facade area.

b. Secondary materials are prohibited as primary cladding on building facades and shall not be allowed on more than 35 percent of each building facade area.

c. Accent materials are permitted on no greater than 5 percent of each facade as trims or accents (e.g. flashing, projecting features, ornamentation, etc.).

S2. Buildings shall not utilize materials listed as prohibited.

S3. Fencing materials shall be durable, maintainable and attractive.

Existing Development S4. Existing Buildings: If renovations include facade modifications,

modified sections shall comply with standards specified in Section 7.0503(B)(7).

S5. Existing brick and stone buildings undergoing facade renovations shall remove any paint, paneling or other covering applied to these materials to reveal original surfaces.

Intent: To promote the use of high-quality, durable and attractive materials in buildings which contribute to the aesthetic quality of the development and to the urban design fabric of the community.


C. Safe Design H. Architectural QualityI. Sustainable Architectural DesignJ. RehabilitationL. High-Quality Materials

Design Guidelines

All Development G1. Materials:

a. The predominant building materials shall be high-quality, durable and attractive.

b. The predominant building material may be complemented with other secondary materials which may not be appropriate on large areas of the facade.

c. Accent materials, which would generally not be acceptable on large areas of the facade, may be used in limited areas of the facade to highlight architectural features.

G2. Prohibited Materials: Materials identified as prohibited in Table 7.0503.B.7 shall not be used on any building.

G3. Fencing shall be durable, maintainable and attractive.

Existing Development G4. Existing Buildings: Renovated facade

sections shall utilize high-quality, attractive and durable materials.

G5. When buildings are renovated, high-quality original materials shall be exposed.

Fig B.7.G1.a: Finished wood complements the brick, concrete, and glass structure.




7. Materials, Continued Table 7.0503.B.7: Primary, Secondary, Accent, and Prohibited Materials

P: Primary Material S: Secondary Material A: Accent Material N: Prohibited Material or Prohibited Fencing Type

Material Com

mer

cial

, M

ixed

-Use

, or C

ivic

Mul

tifam

ily

Resi

dent

ial

Brick (full dimensional) P P

Stone/masonry1 P P

Stucco2 P P

Glass (transparent, spandrel) P P

Finished wood, wood veneers, and wood siding P P

Factory or naturally finished flat, profiled, fluted, or ribbed metal3 panels P P

Fiber reinforced cement siding and panels S P

Concrete blocks with integral color (ground, polished, or glazed finishes) S S

Concrete (poured in place or precast) S S

Ceramic tile S S

Standing seam metal3 S SOther material as approved by the Manager or Design Commission P/S P/S

Concrete blocks with integral color (split face finish) A A

Corrugated metal A A

Glass block A A

Vegetated wall panels or trellises A A

Vinyl siding N N

T-111 Plywood N N

Exterior Insulation Finishing System (EIFS) N N

Plastic or vinyl fencing N N

Chain link fencing N N

Table 7.0503.B.7 Notes: 1 Stone shall be natural, not manufactured or panelized, and shall have sufficient depth to clearly project beyond adjacent wall planes, such as with the use of full bed depth stone.

2 See Section 3.0103 definition for more information on Stucco application requirements.

3 Metals shall be of a size, thickness and detailing that will remain free of visual defects and visual distortion such as oil canning, ski sloping, and shadowing.

Fig B.7.G1.b: A brick storefront enhanced with ceramic tiles highlighting the windows.

Fig B.7.G1.c: Stone can create a simple yet elegant facade.

Rockwood Design District Design Guidelines and Standards

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